Blackburn with Darwen Borough Council
Local Plan 2018 - 2037
Consultation Draft
January 2021
Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Foreword
I am pleased to introduce this document, which expresses our continuing ambitious plans for the progression and development of Blackburn with Darwen as an attractive place to live and work.
The key challenge of our Local Plan is to meet the needs of our residents, workers, visitors and investors, whilst also securing and protecting the Borough and its environment for future generations. With this in mind, this document sets out our draft strategic policies which will steer development decisions until 2037. It also identifies the sites which could deliver growth in housing and jobs, the areas which could be renewed, and the sites which should be protected.
The ‘Big Six’ ideas which the draft Local Plan will help us to accomplish are noted below. Further information on each of the ‘Big Six’ ideas is contained within the Plan and they are also illustrated throughout our exhibition material:
• Blackburn Growth Axis: linking strategic growth sites across the Borough and beyond; • Darwen Town Investment Plan: delivering a potential series of major growth improvements for Darwen; • North East Blackburn Strategic Housing Site: a new neighbourhood on the edge of the town; • South East Blackburn Strategic Employment Site: to attract jobs and investment at a key motorway location; • Blackburn Town Centre Major Development Site: a unique opportunity to boost the vitality of Blackburn town centre; and • Infrastructure Delivery Plan: an important series of interventions to improve infrastructure for all, such as roads, schools and health facilities.
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Blackburn with Darwen Borough Council has recently declared a Climate Emergency so that presents a challenge of balancing growth in the borough with the aim of reducing greenhouse gas emissions. As a ‘Balanced Growth’ strategy, development is proposed in suitable locations to facilitate the inward investment and new development that Blackburn with Darwen needs. At the same time, it seeks to protect the most valuable features of the environment throughout the Borough. We believe that the draft Local Plan strikes the right balance between these two priorities although we accept that not everyone will agree with us.
Everyone and every piece of land in the Borough is affected by the Local Plan. We are therefore engaging with residents, businesses, developers, landowners, interest groups, statutory consultees and other interested parties at every key stage in the development of this Local Plan. Obviously, the coronavirus pandemic means that we may not be able to do our usual face to face presentations and meetings but I would still like to strongly encourage everyone to make your views known, so where necessary we can adapt the plan in response to your valuable feedback.
Councillor Phil Riley Executive Member for Growth & Development Blackburn with Darwen Borough Council
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Contents
1. Introduction 7
1.1 Purpose 7 1.2 Background and evidence base 10 1.3 National Planning Policy and the Planning White Paper 10 1.4 Document structure 11 1.5 How to get involved 13 2 The Plan 14
2.1 The Vision 14 2.2 The Strategic Objectives 15 2.3 A Balanced Growth Strategy 18 3 Core Policies 23
3.2 Housing Development 24 3.3 Economic Development 29 3.4 Town Centres & Commercial Development 31 3.5 Climate Change & the Natural Environment 34 3.6 Health & Well-being 39 3.7 Design & Heritage 41 3.8 Transport & Accessibility 44 3.9 Infrastructure & Delivery 46 4 Potential Growth Areas 49
4.1 Introduction - what are the ‘Growth Areas’? 49 4.2 Growth - Housing 51 4.3 Growth - Employment 52 4.4 Growth - Mixed Use 55 4.5 Growth - Gypsy and Travellers 56
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4.6 Growth - Major Infrastructure 57 5 Potential Renewal Areas 59
5.1 Introduction - what are the ‘Renewal Areas’? 59 5.2 Renewal – Urban/Village Boundary 60 5.3 Renewal – Town Centres 61 5.4 Renewal – District Centres 63 5.5 Renewal – Existing Employment Areas 64 6 Potential Protected Areas 66
6.1 Introduction - what are the ‘Protected Areas’? 66 6.2 Protected - Green Belt 67 6.3 Protected - Countryside Area 68 6.4 Protected – Local Green Space 69 6.5 Protected – Environmental Opportunity Area 70 6.6 Protected – Green Infrastructure Network 72 6.7 Protected – Blue Infrastructure 75 6.8 Protected – Heritage Assets 76 6.9 Protected – Areas Suitable for Wind 77 6.10 Protected – Safeguarded Land 78 7 Monitoring and Delivery 80
Appendix A: Key supporting documents 81
Appendix B: Housing Trajectory and the ‘Growth – Housing’ sites 84
Housing Trajectory 85 List of ‘Growth – Housing’ sites 86 Appendix C: ‘Growth – Employment’ sites 157
List of ‘Growth – Employment’ sites 158 Appendix D: ‘Growth – Mixed Use’ sites 182
List of ‘Growth – Mixed Use’ sites 183
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Appendix E: ‘Growth – Gypsy and Traveller’ sites 191
List of ‘Growth – Gypsy and Traveller’ sites 192
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1. Introduction
1.1 Purpose
1.1.1 This ‘Consultation Draft’ document sets out a proposed vision for how the planning system can help to positively shape Blackburn with Darwen in the future. The new Local Plan will steer development in the Borough to 2037. Delivery of the plan will be kept in check through an annual monitoring process and a five yearly review to implement any policy changes to the plan where necessary. 1.1.2 This is a consultation document that forms part of the preparation stage of the new Local Plan and the Council welcomes your comments and feedback on its content. Once complete the new Local Plan will replace the adopted Core Strategy (2011) and Local Plan Part 2: Site Allocations and Development Management Policies (2015). 1.1.3 Throughout the period 2018-2037 the Council and its partners wish to encourage new development in Blackburn with Darwen that will contribute to our growth and regeneration ambitions. New development has a key role to play not only in securing economic growth for the borough, but also in securing improvements to our environment (and the Borough’s ambitions for carbon neutral status) and the health and well-being of the population. The Council will therefore be proactive in pursuing a ‘Balanced Growth’ strategy for the Borough that ensures that each of these aims are met. 1.1.4 In pursuit of this goal the Council will be proactive in working with developers and landowners to bring forward development that will create jobs, attract and retain a skilled labour force, secure investment in new infrastructure (physical, green and social infrastructure) and strengthen Blackburn with Darwen’s competitive position in the North West. To deliver these outcomes we need to create an environment where private investment can take place. 1.1.5 Our approach to planning aims to deliver this in two ways. • Firstly, our Local Plan aims to establish a policy framework which shapes and guides development, but is not overly prescriptive. We believe that producing high quality and sustainable development involves responding creatively and flexibly to the circumstances of a particular development. The role of planning policy is to support this and to set key parameters for such development to take place. It is to set the criteria against which developments will ultimately be tested when a planning application is submitted. • Second, and equally as significant, is the approach that the Council takes in responding to and negotiating on development proposals. We aim to provide a service that actively supports development in coming forward, from the earliest stages of identifying and scoping an opportunity, through the process of gaining planning permission, and into the delivery phase.
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1.1.6 The Borough of Blackburn with Darwen directly borders a number of other local authority areas which are subject to their own differing governance and plan making arrangements: • Central Lancashire authorities of Preston, South Ribble and Chorley who are preparing a joint Central Lancashire Local Plan; • Greater Manchester authorities of Bolton and Bury who are preparing their own Local Plans alongside the emerging Greater Manchester Spatial Framework; and • Pennine Lancashire authorities of Rossendale, Hyndburn and Ribble Valley who each prepare their own individual Local Plans.
1.1.7 Figure 1 shows the Borough boundary in the context of the larger urban settlements in the sub-region. The Council is preparing its new Local Plan in co-operation and consultation with all of its neighbours listed in paragraph 1.1.6 under the ‘Duty to Co- operate’1. The National Planning Policy Framework (NPPF) sets out the strategic issues where co-operation may be appropriate. Prior to submission of this new Local Plan to Government for examination (for further details see Section 1.2) the Council will prepare and publish a Statement of Common Ground to highlight agreement on cross boundary strategic issues with its neighbours.
1 Section 110 of the Localism Act 2011 sets out the ‘duty to co-operate’
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Figure 1: Blackburn with Darwen Borough sub-regional context
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
1.2 Background and evidence base
1.2.1 This document builds upon the ‘Local Plan - Issues and Options Consultation’ paper that was issued in February 2019. Further details of the outcomes of that consultation are available to view on the Council’s Local Plan website blackburn.gov.uk/localplan. A consultation statement summarises the representations raised and the Council’s response/action taken. Comments made during the ‘Issues and Options’ consultation have helped to shape the policies and proposals set out in this paper. 1.2.2 In the intervening period since ‘Issues and Options’ the Council has prepared a significant package of evidence base material to assist in developing its new Local Plan. This suite of technical reports and studies, along with wider strategies of the Council and partner organisations, have also informed this paper. 1.2.3 Comments received on this document, together with any further evidence base findings, will continue to be used to refine the content of the new Local Plan prior to its publication. Based on existing regulations, a final opportunity to comment on the Council’s Local Plan will be available prior to its submission to the Government for independent examination. 1.2.4 The Council will ensure that it has a robust and proportionate evidence base in place to support the plan. This will be made available to view on the Council’s Local Plan website alongside this paper. Whilst the majority of evidence base work is now complete, some of the necessary evidence base is still in preparation. The Council is seeking to complete and publish the full suite of evidence base documents alongside its final version Local Plan (currently anticipated to be ready in 2021). 1.2.5 A comprehensive list of all the evidence base reports supporting preparation of the new Local Plan (both completed reports and those still underway) is provided in Appendix A. 1.3 National Planning Policy and the Planning White Paper
1.3.1 A further significant influence on the evolution of the Local Plan is national planning policy. A revised National Planning Policy Framework (NPPF) was published after the Council’s Issues and Options paper in February 2019. The Government is also currently proposing to bring in radical reforms of the planning system to streamline and modernise the entire planning process (which would include a further update to NPPF). These reforms are set out in detail in the Government’s consultation White Paper: Planning for the future. The consultation closed on Thursday 29th October 2020. 1.3.2 The implications of the proposed reforms on Local Plan making are significant. Whilst the reforms are only proposals at present (and are therefore subject to change) the wide-ranging nature and extent of them indicate a clear ambition to shake-up the existing system. Local Plans are proposed to be retained - however their format and method of preparation would change considerably.
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1.3.3 At the time of writing the anticipated timescale of implementation of these reforms remains unclear. It is likely that their introduction coincides with the planned submission of Blackburn with Darwen’s new Local Plan (towards the end of 2021). 1.3.4 If the Council is to submit its new Local Plan under the current legislative regime then it would be likely to be one of the last to adopt using the current system - the proposals state that this would necessitate an immediate review of the new Local Plan following its adoption. The Council’s preferred approach is therefore to avoid the considerable time and expense of submission and examination of a plan that could quickly be rendered obsolete. Instead it will seek to be one of the early Councils to adopt a new Local Plan under the new system. 1.3.5 Due to the current draft status of the reforms and any further guidance still pending, this consultation paper acts as a ‘hybrid’ document embedding some of the key ideas set out in ‘Planning for the future’. Most importantly the Council is: • Setting out its interpretation of proposed growth areas, renewal areas, and protected areas as a framework for future development. This is in line with the zonal approach advocated in the Planning White Paper; and • Shortening the Local Plan by omitting detailed Development Management (DM) policies which are proposed to be set nationally under the new system. 1.3.6 Although any guidance on the proposed planning reforms is absent at the time of writing the Council’s aim is for this approach to satisfy some of the early stage of plan preparation set out in ‘Planning for the future’ (Stage 1 of Proposal 8). This may enable the Council to move quicker to adopt its new Local Plan once any new legislation is in place. 1.3.7 However should there prove to be significant delay in the planning reforms coming forward then publication of the new Local Plan under the existing regulations will still be possible. Under this scenario the Council would look to move to the next preparation stage of its new Local Plan (a Regulation 19 version). Re-introduction of DM policies will be considered in these circumstances. Work also continues to progress on Sustainability Appraisal and Duty to Co-operate matters in support of the Local Plan. 1.4 Document structure
1.4.1 The Council has intentionally kept this ‘Consultation Draft’ Local Plan as brief as possible in its content. This is in line with our statement in Paragraph 1.1.4 to avoid overly prescriptive policy. It also reflects ambitions set out in the Planning White Paper to create significantly simplified plans that do not repeat national policy. The supporting package of evidence base studies provide much of the justification for content in this paper. Key links to these are highlighted from the relevant strategic policies. 1.4.2 The document follows a clear pathway to set out the Council’s new policy framework: • A statement of the Vision to 2037; • Confirmation of the 12 Strategic Objectives;
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
• Detail of the Strategic Policies in the plan, underpinned by Core and Area based policies that will help to meet the Strategic Objectives; and • Identification of the proposed Growth, Renewal and Protected Areas that relate to the Strategic Policies and will help deliver the ambitions of the plan. 1.4.3 Figure 2 shows the relationship and hierarchy between each of the key parts of the Local Plan. It helps to visualise the overall structure of the document and demonstrates the importance of viewing the Policies Map alongside the written document. It makes clear how the proposed Growth-Renewal-Protected areas cut across all policy themes. Figure 2: Local Plan structure
Blackburn with Darwen Borough Council Local Plan 2018-2037
The Vision People Place Economy
Strategic Objectives SO1 SO2 SO3 SO4 SO5 SO6 SO7 SO8 SO9 SO10 SO11 SO12
CP5 CP2 CP5 CP3 CP6 PAP1 CP4 Strategic GAP1 PAP4 CP1 GAP2 CP6 CP8 CP8 CP7 PAP3 CP1 CP9 GAP3 Policies GAP3 PAP5 RAP2 GAP3 PAP3 CP9 GAP5 PAP7 PAP4 RAP1 GAP5 RAP2 (Core / Area GAP4 PAP6 PAP2 RAP4 GAP5 PAP5 RAP3 Policies) PAP9 PAP8 PAP9 PAP6
Protected Areas
Policies Map Growth Areas
Renewal Areas
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
1.5 How to get involved
1.5.1 A six-week public consultation on this document will formally take place commencing on Friday 8th January 2021, concluding on Friday 19th February 2021. This is the time to have your say on the emerging plans. 1.5.2 A series of questions are raised throughout this document which are also set out in an online survey accessible via our webpage blackburn.gov.uk/localplan (a short ‘Resident’s Survey’ and longer technical survey are both available). The Council will use the survey tool to manage all the responses received. We therefore strongly encourage you to use this online method to submit any responses to the Local Plan. 1.5.3 Alternatively however you may also: • Email comments to: [email protected]; or • Post comments to: Growth Team, Blackburn with Darwen Borough Council, Third Floor, One Cathedral Square, Blackburn, Lancashire, BB1 1FB.
1.5.4 Due to the continued impacts of Covid-19 the Council is currently unable to run traditional consultation events such as public meetings, workshops or drop-in events. It will be seeking innovative ways to engage more online, particularly with harder to reach groups and subject to restriction levels at the time of consultation. Further details will be made available on the Council’s website and through its social media channels. A wide ranging of supporting evidence base documents and additional information are also available to view online. 1.5.5 If you don’t wish to make any formal comments to the Consultation Draft Local Plan but would still like to be kept informed of future stages of consultation you can register your contact details with the Council using any of the communication options set out above.
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2 The Plan
2.1 The Vision
2.1.1 The Vision set out in a Local Plan should provide a clear, place-based vision for the future of an area. The proposed vision for Blackburn with Darwen is set out below. It: • Builds upon the Core Strategy vision of 2011; • Responds to comments made during the Issues and Options Consultation on the Local Plan in February 2019 (Questions 1 and 2); • Considers issues raised in the Scoping Report for the Blackburn with Darwen Local Plan Sustainability Appraisal, and declaration by the Council of a Climate Change Emergency in 2019; and • Is structured around the three priority themes set out in the Council’s Corporate Plan 2019-2023: People, Place and Economy.
2.1.2 The Corporate Plan is set for four years compared to the fifteen year timescale of a Local Plan. Despite its relatively short life the three priority themes set out in the Corporate Plan reflect the overarching objectives of sustainable development described in the National Planning Policy Framework (NPPF). They are therefore seen as a strong structure to adopt and take forward in this new Local Plan. 2.1.3 The vision should be read and applied alongside the strategic objectives that follow.
The Vision: Blackburn with Darwen 2037
In 2037 Blackburn with Darwen will be a thriving, carbon neutral Borough. It will be recognised as a place of strong leadership and community cohesion. A place that has invested in its communities and infrastructure, has a high quality built and natural environment, and is strengthened by the contributions of the different communities who live and work in the Borough. Over the plan period policies and decisions will have consistently demonstrated net gains in social, environmental and economic objectives set out in the Local Plan.
People: By 2037 all residents of the Borough will have significantly improved health, education and well-being outcomes; inequalities relating to the accessibility of services will have been reduced; and suitable homes, services and facilities will be in place to ensure that the needs of all parts of the community are met in full.
Place: In 2037 communities will be better connected through sustainable transport; residents will take pride in the Borough as an attractive, clean and safe place to live, work, visit and move around in; the Borough will demonstrate increased resilience to the impacts of climate change and have enhanced biodiversity and green infrastructure networks; Blackburn will remain a centre of regional importance, providing the widest range of high-order services in Pennine Lancashire; Darwen will have developed in its role as a market town; and rural areas
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The Vision: Blackburn with Darwen 2037
will have remained unspoilt by substantial new development through continued regeneration programmes with development focused primarily in urban areas of the Borough.
Economy: In 2037 the local economy will be strong, resilient and inclusive helping to facilitate social mobility in the Borough; our town centres, businesses and employment areas will be flourishing; the rural economy will have strengthened through diversification and there will be an enhanced role for tourism.
Question 1 Do you agree with the draft vision? If not, please explain why (providing supporting evidence where appropriate)
2.2 The Strategic Objectives
2.2.1 To help support and achieve the Blackburn with Darwen 2037 vision, the new Local Plan will need to provide a clear spatial planning policy framework. This is set out in the following sections of the Local Plan and can be linked to a set of Strategic Objectives (SO) set out below. 2.2.2 The defined set of twelve SO’s reflect the full range of strategic issues that the Council believes is required to meet the vision for the area. They are grouped around the priority themes of ‘People’, ‘Place’ and ‘Economy’. The policy framework will need to address the inherent conflict between the Council’s strong ambitions for growth and regeneration whilst achieving challenging carbon neutral goals and environmental net gains. This must be balanced with improving people’s quality of life and well-being. 2.2.3 As with the Vision, the Strategic Objectives have been prepared to: • Build upon the Core Strategy vision of 2011; • Respond to comments made during the Issues and Options Consultation on the Local Plan in February 2019 (Question 3); • Reflect the priorities set out in the Corporate Plan 2019-2023; and • Recognise the objectives set out in the Council’s Sustainability Appraisal that accompanies its Local Plan and the Council’s Climate Emergency Action Plan.
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Strategic Objectives: People
SO1: Health and well-being
Improve the physical and mental health and well-being of residents and reduce inequalities across the Borough.
SO2: Accessibility Ensure that local people have enhanced access to services and facilities and benefit from economic growth.
SO3: Housing needs Widen the choice of high quality homes to meet the full diversity of local housing need, supporting the growth of mixed communities.
Strategic Objectives: Place
SO4: Sustainable Transport Improve the sustainable transport network and accessibility to active travel to enhance connectivity in environmentally sustainable ways.
SO5: Built and Historic Environment Improve the quality of the Borough’s built and historic environment through appropriate high quality design that helps to reduce and mitigate the impacts of climate change.
SO6: Natural Environment Improve the quality of the Borough’s natural and physical environment, setting biodiversity net gains that can be measured (monitored) and achieved.
SO7: Climate Change
Make Blackburn with Darwen a carbon neutral Borough.
SO8: Settlements Consolidate the roles of the main settlements in the Borough: Blackburn as a sub-regional centre; Darwen as a market town with its own distinct identity
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
SO9: Rural Areas Ensure that the Borough’s rural areas and villages have a sustainable future
Strategic Objectives: Economy
SO10: Employment Create conditions to support and allow a change in emphasis to a higher-wage, higher-skill economy, while continuing to support traditional industries
SO11: Education and Skills Support the implementation of education and skills initiatives to retain and attract skilled and qualified people to live in the Borough
SO12: Town Centres Widen the range of activities taking place in the Borough’s town centres
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
2.2.4 Many of the key principles set out in the Council’s proposed strategic objectives embody the concept of the ’20 minute neighbourhood’. This is a relatively simple idea around creating places where most of people’s daily needs can be met within a short walk or cycle. The idea is not a new one, however it has gained particular traction during the coronavirus pandemic. 2.2.5 The application of the concept is intended to lead to multiple benefits being realised: people becoming more active; improvements in physical and mental health; reduced levels of traffic; improvements in air quality; local shops/businesses thriving; and greater community cohesion through increased neighbourly interactions. The Council is interested in people’s views on the strategic objectives in general, and the application of the ’20 minute neighbourhood’ concept in Blackburn with Darwen.
Question 2 Do you agree with the draft strategic objectives? If not, please explain why (providing supporting evidence where appropriate)
2.3 A Balanced Growth Strategy
2.3.1 The ambitions of the Council confirm the need to pursue a strategy of growth over the plan period. The need to also address social and environmental issues, as highlighted in the vision and strategic objectives, necessitates a ‘balanced growth’ strategy. 2.3.2 The Council will seek to continue the success of recent investment and regeneration in the Borough through a spatial approach that balances regeneration and renewal in urban areas with urban extensions in sustainable locations. The Sustainability Appraisal accompanying this consultation draft sets out the relative merits of the spatial options that the Council has considered in developing the Local Plan when considered against key sustainability objectives. 2.3.3 A balanced growth strategy means that the distribution of growth during the plan period will be broadly proportionate to the existing size and function of settlements within the Borough. Blackburn will be the focus for new ‘strategic’ development sites (housing, employment and town centre) and development of the concept of a Blackburn Growth Axis. Darwen will see its own programme of proportionate regeneration and development. All new development will be underpinned by a supporting infrastructure delivery plan (IDP). 2.3.4 Core Policy 1 summarises the overarching policy framework against which all development proposals in the Borough will be considered. The spatial approach and key priorities are also summarised in the Key Diagram that follows.
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Core Policy 1 (CP1): A Balanced Growth Strategy
1. The Council will pursue a ‘Balanced Growth’ strategy over the plan period. The policies set out in the Local Plan ensure that this will be achieved through:
i. The quantum of development – an appropriate balance of new homes and jobs will be provided: the Council will ensure that its economic growth ambitions can be met and that corresponding levels of new homes are provided to stem net out- migration and to ensure a sufficient working age population is resident in the Borough to support the planned economic growth (see Policies CP2 and CP3); ii. The distribution of development – a balanced distribution of growth ensuring that settlements receive levels of growth that are broadly proportionate to their existing size and role; and iii. The overall approach to development – a balance of ensuring that development proposals consider their impact on people, place and the economy: development will be expected to demonstrate net gains against the social, environmental and economic objectives of the plan.
2. The spatial approach to be taken forward is:
i. Overall Focus for Development - The majority of new development in the Borough will be in the urban areas of Blackburn and Darwen, with a larger proportion being in Blackburn. ii. Future for Blackburn - Blackburn will continue to accommodate general development needs including a range of housing, retailing, service and employment development. Larger scale development will be directed towards Blackburn. iii. Future for Darwen - Darwen will accommodate general development needs on an appropriate scale, including a range of housing, retailing, service and employment development, with the aim of reducing the need to travel out of the town for goods and services. It will continue to be developed as a market town, with a focus on specialist markets and niche businesses, and promoted for tourism. iv. Future for the Rural Area - Most new development outside the urban boundary will be focused on the villages of Edgworth, Chapeltown, Hoddlesden, Belmont and Pleasington. Tockholes is within the Green Belt and will therefore accommodate very limited new development. Outside villages the amount of new development will be tightly limited. Individual opportunities which will help diversify the rural economy or support tourism will be supported where they are appropriate in scale. If major developed sites within the open countryside become available for redevelopment, the priority will be to minimise the amount of new development that takes place and the level of activity that a new use generates, while securing a satisfactory outcome of renewal considering landscape impacts.
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Core Policy 1 (CP1): A Balanced Growth Strategy
3. The six key ideas on which the balanced growth strategy of the plan is based are:
i. The Blackburn Growth Axis – a cluster of strategic and local development sites and supporting infrastructure linking the M65, Blackburn Town Centre and Salmesbury Enterprise Zone as a future economic driver of the Borough; ii. Darwen Town Investment Plan – potential delivery of a series of wide-ranging improvements for Darwen including identified housing and employment sites and regeneration opportunities supported by the Darwen Town Deal fund; iii. North East Blackburn Strategic Housing Site – a significant new urban extension neighbourhood providing up to 1,500 new homes over the plan period and beyond through an urban extension (former safeguarded land); iv. South East Blackburn Strategic Employment Site – a large-scale employment site at a key motorway location to attract jobs and investment to help improve the qualitative offer of development opportunities; v. Blackburn Town Centre Major Development Site – a major mixed-use opportunity to boost the vitality of Blackburn Town Centre; and vi. Infrastructure Delivery Plan – an important series of interventions to improve infrastructure for all including: roads, schools, health facilities; green infrastructure and sustainable travel.
Key Strategic Objective links SO8: Settlements SO9: Rural Areas Key supporting Interim Sustainability Appraisal (2020) documents/evidence
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2.3.5 Figure 3 provides a key diagram to help visualise the overall spatial development strategy set out in Policy CP1. It highlights the key principle of the plan – a balanced distribution of growth, accompanied by the facilitation of infrastructure and environmental improvements. It also highlights the concept of the growth axis and the locations of the strategic housing, employment, and town centre use sites. Other anticipated new growth areas for housing and employment are also shown. 2.3.6 The Policies Maps that accompany the Local Plan provide the more detailed site information that expand upon the Key Diagram in Figure 3.
Question 3a Do you agree with the draft policy approach set out in the ‘Balanced Growth Strategy’ (Policy CP1)? If not, please explain why and provide supporting evidence where appropriate.
Question 3b Do you wish to make any specific comments in relation to the interim Sustainability Appraisal report that accompanies the Local Plan Consultation Draft and the consideration of ‘reasonable alternative’ strategies?
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DIAGRAM KEY Figure 3 - Local Plan Key Diagram Key Housing Sites
Key Employment Sites Strategic Housing Site
Strategic Employment Site
Town Centre Major Development Site
Environmental Opportunity Areas
Growth Axis
KEY INFRASTRUCTURE
Major Road Improvements
New Household Waste Recycling Centre
Blackburn 6 Primary School Expansion Junction 5 Motorway Improvements
EXISTING LOCAL CONTEXT
Royal Blackburn Hospital
Railway Stations
M65
Pleasington A Roads Key B Roads Railway 5 Borough Boundary
Blackburn & Darwen Urban Area Blackburn & Darwen Town Centre Areas 3 4 Villages M65 Key Public Parks & Green Spaces
Reservoirs, Lakes & Canal
Tockholes
Darwen Hoddlesden
Edgworth
Belmont Chapeltown
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3 Core Policies
3.1.1 The NPPF refers to Strategic Policies as those which ‘set out an overall strategy for the pattern, scale and quality of development’. They should provide ‘a clear strategy for bringing sufficient land forward, and at a sufficient rate, to address objectively assessed needs over the plan period, in line with the presumption in favour of sustainable development. This should include planning for and allocating sufficient sites to deliver the strategic priorities of the area’2. 3.1.2 The Council’s view is that all the policies set out in this Consultation Draft Local Plan are ‘strategic’ in nature and in reference to the NPPF definition: this includes Policy CP1 and those policies set out under the proposed Growth Areas (Section 4) Renewal Areas (Section 5) and Protected Areas (Section 6). This section provides the strategic policy for each of the core policy themes listed below. • Housing (Policy CP2) • Economic Development (Policy CP3) • Town Centres (Policy CP4) • Climate Change and the Natural Environment (Policy CP5) • Health and Well-being (Policy CP6) • Design and Heritage (Policy CP7) • Transport and Accessibility (Policy CP8) • Infrastructure and Delivery (Policy CP9)
3.1.3 The Council is not asking individual questions about each of the Core Policies, Question 4 below is intended to capture any comments and feedback. Please ensure any responses make clear the policy reference to which they refer.
Question 4 Do you agree with the structure and content of the draft Core Policies set out in Section 3? If not, please explain why and provide policy references and supporting evidence where appropriate.
2 Strategic Policies – paragraph 20-24 of the NPPF
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3.2 Housing Development
3.2.1 The delivery of new housing of the right type, in the right locations and at the right time, will be a key factor in implementing the Balanced Growth Strategy set out in Policy CP1. The Local Plan must ensure that sufficient homes are delivered to support the Council’s economic growth ambitions (see Policy CP3) and that the type of homes delivered meet the needs of all of Blackburn with Darwen’s existing and future residents, and contribute towards the goal of a carbon neutral borough. 3.2.2 Core Policy CP2: Housing Development confirms the Plan’s overall housing requirement figure and sets out where new homes will be delivered and over what time period. It also sets the strategic policy framework around affordable housing, self and custom build housing, quality and type of housing required, and gypsy and traveller accommodation provision.
Core Policy 2 (CP2): Housing Development
Housing requirement, location and delivery 1. The Council will seek to deliver a minimum of between 358 and 411 net new dwellings per annum (dpa) over the plan period3. Sufficient land to meet the upper end of this range will be identified, including a buffer to allow for flexibility, choice and competition; 2. The main locations for new homes are identified as Potential Housing Growth Areas on the Policies Map (see Policy GAP1). 3. A new strategic housing site (S195) in North East Blackburn4 is proposed to facilitate delivery of the qualitative and quantitative housing requirement for this plan period and beyond. 4. A range of smaller housing growth sites (less than one hectare) have been selected with the Council adopting a ‘brownfield first’ approach in identifying suitable, available, deliverable sites. 5. An element of the total housing requirement is anticipated to come forward in the Potential Renewal Areas (see Section 5) as windfall schemes5. 6. The housing trajectory in Appendix B sets out the projected rate of housing delivery over the plan period. The Council will monitor delivery rates annually and take action as necessary to ensure that adequate delivery rates are maintained.
3 The full plan period is 2018-2037. Completions of 796 dwellings have already been reported 2018-20 4 on land designated in the current plan as safeguarded ‘Land for Development beyond the Plan period’ 5 Estimated at an average rate of 30 dwellings per annum
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Core Policy 2 (CP2): Housing Development
Affordable housing needs 7. On developments of 10 or more dwellings at least 20% of homes delivered will be expected to be affordable units. Affordable rent or shared ownership products must be retained as affordable units in perpetuity. On-site provision is preferred to encourage mixed communities, however provision off-site via commuted sums may be appropriate in limited circumstances. 8. In meeting this target the Council will take into account issues affecting delivery including: availability of grant; evidence on the economic viability of individual developments; and up to date evidence on market conditions. 9. The type of affordable housing provided should meet the needs identified in the latest housing evidence in terms of type, tenure, size and suitability to meet the needs of specific groups.
Self and Custom Build Housing 10. The Council will identify sufficient plots for self-build and custom-build housing to meet the need set out on the Council’s register. Suitable sites are identified in the Potential Growth Areas for Housing (see Section 4).
Housing for Older People 11. In residential developments of 10 dwellings or more, at least 20% of homes should be appropriate to accommodate the needs of older people. The nature of this provision (whether lifetime homes, bungalows etc.) will be determined on a site by site basis depending on demand in a particular area and the site context. 12. An overall need for around 700 additional care beds, 500 housing units with support, and 400 housing units with care is identified over the plan period. The Council will support applications for Supported and Extra Care housing as a component of this supply in accessible locations, which is supported by the Council’s commissioning team, and is subject to other relevant policies in the Plan.
House Mix and Design (including Optional Standards) 13. All new major housing schemes will be expected to widen the choice of housing types available in Blackburn with Darwen, reflecting the Council’s latest evidence of housing need and market demand. 14. All new dwellings must comply with the national described space standards. 15. In residential schemes of 10 dwellings or more, at least 20% of homes should be built to the ‘accessible and adaptable’ standard in Part M4 (2) of the Building Regulations, unless specific site conditions make this impractical. The Council will also seek 5% of new homes to be wheelchair accessible in accordance with Part M4 (3) of the Building Regulations.
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Core Policy 2 (CP2): Housing Development
16. Specific design requirements of Policies CP5 (Climate Change & the Natural Environment) and CP7 (Design & Heritage) should be integrated into all applications for residential development.
Efficient and effective use of land and buildings 17. To ensure the best use of land and buildings new housing developments will be expected to achieve minimum density standards of 45 dwellings per hectare (dph) (gross) in town centres and other locations that are well served by public transport. Minimum densities of between 25-35dph (gross) will be considered appropriate in other locations.
Gypsy and Traveller pitch requirement, location and delivery 18. A minimum of 17 net additional gypsy and traveller pitches will be delivered over the plan period 2018-2037, along with provision for 5 new transit pitches; 19. The main locations for new Gypsy and Traveller pitches to meet the first 5 years’ requirement are identified as Potential Growth Areas (see Section 4); 20. Proposals for additional sites to help meet the residual requirements in the plan period will be supported within the Potential Renewal areas (see Section 5) subject to their adherence to latest national planning policy on traveller sites6. Key Strategic Objective links SO3: Housing Needs
Key supporting Housing and Economic Needs Assessment (2018) documents/evidence Gypsy and Traveller Accommodation Assessment (2019)
6 Currently this is ‘Planning Policy for Traveller Sites’, published by the Department for Communities and Local Government in August 2015
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3.2.3 The Council’s Housing and Economic Needs Assessment (HENA) estimates a need for between 358 and 411 net new dwellings per annum to support the economic growth scenario for the Borough7. For clarity, the range of 358 – 411 new dwellings per annum is the minimum requirement, with no maximum cap. Planning for a housing requirement that corresponds with planned jobs growth will help to reduce trends of net out-migration and therefore ensure that a suitable working age population remains resident in the Borough. 3.2.4 Policy CP2 confirms that the Council will plan to deliver housing to align with the economic growth scenario. Sufficient Potential Growth Areas are identified to provide flexibility and for competition and choice and to help facilitate housing delivery towards the upper end of the HENA range. This will help to support an increase in household formation rates in the Borough which the HENA highlights as having been suppressed over recent years. This in turn will help to reduce overcrowding which is believed to have played a significant contributing factor to the spread of Covid-19 in Blackburn with Darwen. 3.2.5 The Government has recently consulted on a revised standard method for calculating Local Housing Need. The Council anticipates a confirmed standard method to be published during the consultation process of this Local Plan. At the time of writing the proposed method would result in a minimum figure of 346 dwellings per annum for Blackburn with Darwen Borough, which aligns closely with proposals in Policy CP2. 3.2.6 Further details of the specific sites that will help meet the identified housing need are provided in Policy GAP1: Housing Growth Sites. 3.2.7 The HENA identifies a need for affordable housing in the Borough. The evidence suggests that affordable housing delivery should be maximised where opportunities arise, particularly of affordable housing to rent. NPPF’s definition of affordable housing now also includes households who are unable to access the private rented sector but who cannot afford to buy. The HENA highlights that there is limited evidence for a need for this type of housing in Blackburn with Darwen – the typical cost of housing to buy in the area (in the second-hand market) is sufficiently affordable such that there is no need for a discounted new build product. Affordable housing that provides rental or shared ownership products should be retained in perpetuity, either through retaining benefits for all future occupiers, or for the subsidy to be recycled for alternative affordable housing provision.
7 The range of housing requirement is a result of the HENA modelling a baseline scenario based on standard sub-national household projections (resulting in 358dpa) with an alternative scenario of additional household formation rates (to remove potential suppression of household formation that may be built into the official projections) (resulting in 411dpa)
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3.2.8 In line with the Government’s aspirations to enable more people to build their own homes, the Council will consider applications for self-build properties favourably. Since 2016 the Council has kept a register of people who are interested in self or custom built housing and have used this (alongside planning permissions previously granted) to identify sufficient sites to meet the requirement in the Borough.The HENA highlights a notable increase projected in the older person population over the plan period, with the total number of those aged 65 and over expected to increase by over 35%. Given this trend and the higher levels of disability and health problems amongst older people, there is likely to be an increased requirement for suitable housing for older people. This could include bungalows and/or homes built to the M4 (2) accessibility standard. There will also be a need for specialist housing options moving forward. The HENA identifies the predominant need is currently for additional care beds, followed by leasehold ‘Housing with support’ units. Additional demand for rented ‘Housing with Care’ units is also anticipated. Major schemes will be expected to contribute towards meeting the needs of older persons’ accommodation. 3.2.9 The HENA highlights a range of factors that will influence the demand for different sizes of homes, including demographic changes; future growth in real earnings and households’ ability to save; economic performance and housing affordability. The Council seeks to widen the choice of housing types in the Borough, continuing a move away from the dominance of smaller terraced housing stock. The latest evidence set out in the HENA should be used to guide the mix on larger development sites. Where more specific housing mixes are considered appropriate in the Potential Growth Areas, these will be set out in any relevant design codes / design guides or development considerations at the next stage of the plan. 3.2.10 The National Planning Practice Guidance provides the basis for the Council to set standards relating to the optional technical standards on space and accessibility. The Council has used its HENA to inform requirements for these standards. The Council has also used its Plan Viability Study to inform and will undertake further work in assessing impacts on viability prior to publication of the new Local Plan. 3.2.11 The minimum density standards specified in Policy CP2 are applicable to any application involving residential use, applying to the gross site area. More specific density requirements for growth sites may be set out in site specific design codes or development considerations in a later stage of the Local Plan. Consideration of optimal density for making the most effective use of land should include an assessment of local market conditions and viability, local prevailing character, and ensure that a scheme maintains high quality design.
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3.2.12 The Council’s Gypsy and Traveller and Travelling Showperson Accommodation Assessment 2019 evidences the need for gypsy and traveller pitches in the Borough over the plan period. No requirement for travelling showperson plots was identified. The Council is proposing to identify specific, deliverable sites to provide at least 5 years’ worth of sites against its locally set targets through policy CP2 and Policy GAP4 of the Local Plan. Broad locations for growth (within the renewal areas) are identified for years 6-15 of the plan. Any proposals for new pitches coming forward in broad locations will be subject to consideration of the principle of the use in that location using national planning policy and guidance.
3.3 Economic Development
3.3.1 The provision of the appropriate land and conditions for businesses to invest, expand and adapt in the Borough is a key part of the Balanced Growth Strategy set out in Policy CP1. The Local plan must ensure that businesses are supported to protect existing jobs and to create new jobs which are such a fundamental part of the area’s long-term future. 3.3.2 Core Policy CP3: Economic Development seeks to do this in two key ways; by providing a portfolio of new development land to accommodate a wide variety of different types of businesses at different stages of their growth; and by protecting existing employment areas, particularly the highest quality sites, supporting their flexible expansion and the re-configuration of existing premises.
Core Policy 3 (CP3): Economic Development
Employment land requirement and location 1. A minimum of 57.1 hectares of new land will be delivered for employment purposes (B2/B8/E(g)) over the Plan period 2018-2037. An additional buffer of land will also be identified to provide flexibility and to ensure that a choice of sites is made available that can deliver the anticipated floorspace requirements over the plan period; 2. The main locations for new employment development are identified as Potential Growth Employment Sites on the Policies Map (see Section 4). 3. A new strategic employment site at Junction 5 on land currently designated as Green Belt is proposed to facilitate delivery of the qualitative and quantitative employment land requirements for this plan period and beyond.
Existing employment areas 4. The Council will help to protect existing employment areas from development for alternative uses in line with Policy RAP4.
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Core Policy 3 (CP3): Economic Development
Key Strategic Objective links SO10: Employment
Key supporting Housing and Economic Needs Assessment (2018) documents/evidence Employment Land Review (2019) Strategic Employment Site Planning & Economic Case (2020)
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3.3.3 The Council’s HENA, Employment Land Review, and Strategic Employment Site Economic Case set out the justification for planning for delivery of a range of employment land of between 57.1 – 70.5ha of land over the plan period. This will ensure that businesses and developers are provided with a choice of sites by size, quality and location; to ensure that land is available to meet local needs but also allow Blackburn with Darwen to compete for inward investment in the regional economy. It will also allow for the likely losses of some employment land to non-employment uses over the plan period. Floorspace requirements set out in the evidence base will also be taken into account in determining final growth areas due to the varying ability of sites to accommodate floorspace (due to net developable areas and constraints on plot ratios). 3.3.4 Alongside the provision of new sites (including a new strategic employment site at Junction 5 of the M65 - see Policy GAP2), the Council will focus on protecting existing employment areas (see Policy RAP4).
3.4 Town Centres & Commercial Development
3.4.1 Promoting the growth of commercial development and other town centre uses such as leisure, entertainment, offices, arts, culture, tourism facilities and housing is important for maintaining the vitality and viability of existing centres in the Borough and ensuring that they continue to act as a focus for the community. 3.4.2 The NPPF requires that centres are designated and placed in a hierarchy, which are to be defined in Local Plans. Policy CP4 identifies the Borough’s hierarchy of centres and considers the scale and type of investment that should be encouraged in each. These centres are identified on the Policies Map.
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Core Policy 4 (CP4): Town Centres & Commercial Development
1. Proposals for commercial development (Use Classes E(a-f)) and other main town centre uses (including leisure) will be directed towards the Borough's designated centres in accordance with their position in the local centre hierarchy set out below:
i. Blackburn Town Centre – is the major sub-regional shopping centre and the principal location for new commercial, leisure and other main town centre development, particularly that of a larger scale. Major ‘Growth – Mixed Use’ sites (Former Thwaites Site - S210 and Former Markets Site - S211) will come forward in the Town Centre for a mix of uses to support the future vitality of the town centre. ii. Darwen Town Centre – is an important commercial centre for the south of the Borough, providing significant comparison and convenience retailing services for its distinct local community. iii. District Centres – the District Centres8 consist of more localised commercial uses and community facilities and services that help to reduce the need to travel and contribute towards more sustainable and neighbourhood-scale living. iv. Local Centres – the Council will look to identify and protect any relevant Local Centres (smaller clusters of commercial units) in the next stage of the Local Plan.
2. Development proposals in the Town and District Centres will be supported in line with Renewal Area Policies RAP2 (Town Centres), RAP3 (District Centres). 3. Proposals for development of any main town centre use outside the hierarchy of designated centres that is of an appropriate scale for its location will be permitted where the sequential test can be satisfied9. 4. Proposals for retail or leisure developments outside of the hierarchy of designated centres will be supported if they can be demonstrated to be of an appropriate scale and type which meets local needs only and would not lead to any unacceptable impact on existing defined centres. In particular the Council will be supportive of proposals for such facilities in the locality of Blackburn Hospital, as part of the North East Blackburn Strategic Housing Site, and in South West Blackburn. Key Strategic Objective links SO12: Town Centres
Key supporting documents/evidence Retail and Leisure Study (2019)
8 There are 11 District Centres identified on the Policies Map, further details are provided in Policy RAP3 9 NPPF (February 2019) paragraphs 86 and 87
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3.4.3 The Council’s Retail & Leisure Study (2019) provides an assessment of retail and leisure needs over the plan period, together with a review of the health of the Borough’s town and district centres. Town and District Centre boundaries were reviewed as part of the study and any recommended amendments to these boundaries are reflected on the Policies Map. 3.4.4 The Study concludes there is no quantitative capacity to support additional convenience floorspace over the plan period in both Blackburn and Darwen. However, the study does highlight that if a suitable foodstore proposition were to be forthcoming within or adjacent to Darwen Town Centre, it should be supported to further enhance the current market share of the town. 3.4.5 A small requirement (1,163sqm) for additional comparison retail and the potential for a number of new food and drink outlets is identified. From a strategic perspective the Council would expect the ‘Growth – Mixed Use’ site identified in the Primary Shopping Area of Blackburn Town Centre (S211) to meet these identified needs. 3.4.6 The Study also identifies three areas of the Borough that could accommodate additional retail floorspace to meet local needs based on recent and anticipated future growth areas. Provision of new floorspace within these areas would help to plug identified (or forecast) gaps in provision across the Borough. These are: • The Blackburn Hospital site locality; • The North East Blackburn Strategic Housing Site; and • South West Blackburn. 3.4.7 Proposals in other locations outside of defined centres will be supported where they are of an appropriate scale and can satisfy the sequential test for retail set out in the NPPF. The Council will support proposals in line with Policy CP4 and in particular where they assist in improving accessibility to key services and helping to create walkable neighbourhoods. 3.4.8 The Council is supportive of the concept of creating more ’20 minute neighbourhoods’. This idea focuses on creating places in which most people’s daily needs can be met within a short (20 minute) walk or cycle. Further guidance on how councils and communities can work to implement this concept is anticipated in spring 202110. The Local Plan will be updated accordingly in line with this guidance. 3.4.9 Local Centres will be considered further as a potential additional level of the retail hierarchy to help support this idea. Where the identification of smaller clusters of commercial units can be seen to help provide sustainability benefits policy will be updated for the next stage of the Local Plan.
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3.5 Climate Change & the Natural Environment
3.5.1 The local Plan is the mechanism through which the spatial aspects of decarbonisation and climate adaptation are addressed, and therefore central to the achievement of a carbon neutral and well-adapted borough. 3.5.2 The Council has set an ambitious target to become carbon neutral by 2030. Development and transport are major contributors to greenhouse gas emissions thus, if the Borough is to achieve carbon neutrality, energy demand from existing buildings, new development and transport must be minimised and generation of energy from low carbon and renewable sources increased. 3.5.3 Urbanisation consumes land. The capacity of the natural environment to help us mitigate and adapt to climate change therefore has to be protected and enhanced. Ecological networks have to be strengthened and connected to stem the loss of nature and deliver a significant net gain in the Borough’s overall biodiversity value, enabling nature to recover and have greater resilience to the changing climate.
Core Policy 5 (CP5): Climate Change & the Natural Environment
1. Development will be required to contribute to both mitigating and adapting to climate change, and to meeting targets to reduce carbon dioxide emissions. Developers will be required to use the Council’s Climate Impacts Framework11 to inform what will be expected from a development and opportunities for enhancement and demonstrate appropriate climate change resilience and adaptation of the development.
2. Planning permission will not be granted for development that would: a. Lead to an unacceptable contribution to climate change by virtue of greenhouse gas emissions; b. Be itself at high risk from the effects of climate change; or c. Cause an increase in the level of risk from the cumulative effects of climate change in another location.
Renewable Energy and Energy Performance 3. The Council will adopt an energy hierarchy approach to considering new development: energy saving and energy efficiency measures will be a priority, followed by renewable energy production and then low impact energy production measures.
10 Led by the Town and Country Planning Association (TCPA) 11 Detailed in Chapter 5 (and Appendix D) of the Local Plan Climate Change and Natural Capital Study (2021)
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Core Policy 5 (CP5): Climate Change & the Natural Environment
4. Commercial development (Use Class E) of 2,500m2 or more should achieve, as a minimum, BREEAM Good or an accepted equivalent standard12; 5. Development should ensure efficient use of water. All major residential development should be accompanied by an Energy Statement which demonstrates that water consumption rates of 110 litres or less can be achieved, per person per day 6. New development should incorporate renewable and low carbon energy infrastructure wherever possible. Land and property-based schemes will be supported where the proposal avoids or mitigates the negative impacts of the development; 7. The Council has identified areas potentially suitable for wind energy to help secure their development (see Policy PAP5); 8. Development within an area served by a heat network should connect to the network, where feasible; development within an area proposed for heat network development should be connection ready.
Biodiversity and Green Infrastructure 9. New development will be required, as far as is practicable, to conserve and enhance biodiversity and geodiversity features ensuring: a. A biodiversity net gain of no less than 10% is achieved (where this is not possible on- site local compensatory habitat or development contributions will be sought); b. That recognised priority species and habitats are protected, enhanced and supported; c. That appropriate and long-term management of new or existing habitats is secured to ensure a network of nature recovery. 10. Development likely to damage or destroy habitats or harm species of: a. International or national importance, will not be permitted; b. Principal importance, Biological Heritage Sites, or habitats or species listed in the Lancashire Biodiversity Action Plan, will not be permitted unless the harm caused is significantly and demonstrably outweighed by other planning considerations and an appropriate mitigation strategy can be secured; c. Local importance, will not be permitted unless the harm caused is outweighed by other planning considerations and an appropriate mitigation strategy can be secured. 11. Development is required to protect, enhance and maintain existing trees, woodlands and hedgerows and contribute to the expansion of tree cover in the borough;
12 And meet the standard required by any subsequent revisions to building regulations
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Core Policy 5 (CP5): Climate Change & the Natural Environment
12. Development is required to protect, enhance and extend the green infrastructure network in the Borough (see Policy PAP5) by helping to maximise its extent, interconnectedness, multi-functionality, and quality; 13. Where it has been comprehensively demonstrated that negative impacts on habitats, species or green infrastructure cannot be avoided or mitigated on site, local compensatory habitat or a development contribution to the local offsetting scheme will be required.
Flood Risk 14. Development must be able to demonstrate that it will not be at an unacceptable risk of flooding, or exacerbate flood risk as a consequence. Surface water flood risk will be considered with equal importance as fluvial risk. 15. Where appropriate, this will include a requirement to demonstrate that there is no sequentially preferable location in which the development could take place, and if necessary, that the development complies with the Exception Test. 16. Natural flood management techniques must be considered as part of any mitigation scheme. Surface water from development should be drained using a sustainable urban drainage system (SuDS) to reduce or have a neutral effect on flood risk, minimise water pollution and enhance biodiversity;
Environmental improvements 17. Development that can demonstrate direct benefits with respect to cleaning up the local environment (with regards to pollution, air quality, water supply and water quality) will be supported. 18. Priority Environmental Opportunity Areas for Protected Areas for interventions relating to important habitats, carbon management and flood risk mitigation, are shown on the Policies Map (see Policy PAP4).
Key Strategic Objective links SO6: Natural Environment SO7: Climate Change Key supporting Strategic Flood Risk Assessment (2020) documents/evidence Climate Change and Natural Capital Study (2021) Heat Network Masterplanning Study (2019) Open Space Audit (Interim report) (2020) Playing Pitch Strategy – Draft Assessment Report (2020)
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3.5.4 The Council’s Climate Emergency Action Plan and Adaptation Strategy make clear that the Local Plan is one of the means to achieve the ambitions of a carbon neutral Borough. Policy CP5 seeks to ensure that the Local Plan contributes to the UK’s ambition to limit global warming to 1.5°C by 2050 by cutting emissions of greenhouse gases as far as possible. It also expects that all new development will seek to provide environmental enhancements where possible and leave the natural environment in a better state than before. 3.5.5 Proposals will be evaluated against the Council’s Climate Impacts Framework. Further details are provided in the Council’s supporting evidence base document, the Local Plan Climate Change and Natural Capital Study. The Climate Impacts Framework will be used to inform discussions on how a development could be improved from a climate mitigation, adaptation and biodiversity perspective. It is also a further means of embedding the idea of the ’20 minute neighbourhood’ (referenced in paragraph 2.2.4 and Policy CP4) into future developments in Blackburn with Darwen. 3.5.6 The energy hierarchy will be used as the basis for considering energy performance measures of new development, prioritising options to assist progress towards a more sustainable energy system. Highest priority will be the prevention of unnecessary energy usage by eliminating waste and improving energy efficiency. Production of sustainable energy resources through renewables follows, with depletive or waste- producing energy generation lowest priority. Developers can demonstrate how the energy hierarchy has been taken into account through the Climate Impacts Framework. 3.5.7 The Government plans to introduce The Future Homes Standard by 2025, which will require new build homes to be future-proofed with high standards of energy efficiency and low carbon heating, mandating the end of fossil-fuel heating systems in all new houses from 2025. Amended standards will be incorporated into design code or specific policy at a later stage as further details become available. Requirements of Policy CP5 around energy and performance will be applied to existing dwellings where appropriate (‘retrofitting’ as part of regeneration and renewal schemes). 3.5.8 For non-residential development BREEAM Good rating (or an equivalent accepted standard) will be expected as a minimum for all commercial developments over 2,500m. Further viability testing of Local Plan policies prior to publication of the plan may inform revisions to this policy in terms of rating or size threshold adjustments.
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3.5.9 The NPPF refers to the need to identify suitable areas for renewable and low carbon energy in Local Plans ‘where this would help secure their development’13. Whilst the identification of suitable areas is considered unnecessary to help secure development for most renewable technologies in Blackburn with Darwen, onshore wind energy developments are a different case. National planning policy14 and guidance15 currently restricts the granting of new on-shore wind energy developments to areas that are identified as suitable for wind energy development only in a Local or Neighbourhood Plan. Policy PAP8 therefore provides a framework to help facilitate new onshore wind energy development where they meet other relevant criteria set out in the policy. 3.5.10 Initial heat network masterplanning work completed by the Council, focusing on some early priority areas, indicates the potential for network opportunities in Daisyfield (Blackburn), Blackburn Town Centre and Shadsworth. The identification of these areas in the Local Plan would not directly help to secure their development and therefore they are not identified on the Policies Map. New development coming forward in these areas however will be expected to take account of the opportunities and be connection ready should future schemes be progressed. Other suitable areas may be identified and/or developers may come forward with their own proposals for heat networks that will be supported. 3.5.11 Biodiversity net gain is expected to be demonstrated either through a standalone biodiversity statement, or as part of the Design and Access statement or masterplan supporting an application. Biodiversity net gain should be calculated using the Defra Biodiversity Metric (v2.0 expected December 2020). 3.5.12 Development should seek to avoid the loss of, and minimise harm to, existing trees, woodland and hedgerows and negative impacts on green infrastructure. Policy CP5 recognises that this may not always be possible alongside new development. The onus will be on the applicant to demonstrate the reasons why as part of any planning application. 3.5.13 The Council has undertaken a Strategic Flood Risk Assessment (SFRA) (Level 1) to help inform site selection of Growth sites in this Consultation Draft Local Plan, and to inform policy on flood risk. Proposals for development in Renewal Areas should consult the SFRA to identify the likelihood of flooding. A site specific Flood Risk Assessment (FRA) (or completion of a Level 2 SFRA) will be required to be completed prior to planning permission being granted for development in any location identified at risk of flooding. 3.5.14 Proposals that can help contribute to environmental improvements in the borough will be considered particularly favourably. The Council has identified Environmental Opportunity Areas on the Policies maps that show priority areas for mitigation schemes that can provide multiple benefits in terms of habitats, carbon sequestration and water management. Development can also play an important and direct role in enhancing its immediate environment and the Council will take these impacts into account in decision-making.
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3.5.15 The Council will undertake further evidence base work on Plan Viability and the financial impact of proposals set out in Policy CP5 prior to the next stage of plan preparation.
3.6 Health & Well-being
3.6.1 Blackburn with Darwen experiences significantly higher than average levels of poor health among its population. Particular issues are obesity and related illnesses, diseases related to smoking, and the effects of alcohol. Also of concern is the health of young people, both in terms of immediate term safeguarding and the potential long term consequences that aspects of their lifestyles will have for their health. 3.6.2 The Council and its partners are engaged in a range of long term actions to address these issues, as well as to encourage people to take greater responsibility for the choices they make themselves. Planning is one aspect of these actions. In some instances a proposed development may have a direct impact on people’s health. In other cases it may contribute to poor health by encouraging or making it easy for individuals to make unhealthy choices. 3.6.3 Core Policy CP6 sets out our proposed strategic approach to helping manage new development to influence health and well-being in the most positive way possible.
Core Policy 6 (CP6): Health & Well-being
1. To help tackle health inequalities in the Borough, new development will be required, as far as is practicable, to: a. Maximise its contribution to health and wellbeing, whilst avoiding any potential negative impacts of new development (such as adverse impact on air quality, loss of open space and the Green Infrastructure network); b. Support healthy lifestyles, including the adoption of active design and active travel principles to make physical activity an easy, practical and attractive choice; and
13 Paragraph 151, National Planning Policy Framework (February 2019) 14 Written Ministerial Statement of 18th June 2015 https://publications.parliament.uk/pa/cm201516/cmhansrd/cm150618/wmstext/150618m0001.htm 15 Paragraph: 005 Reference ID: 5-005-20150618 https://www.gov.uk/guidance/renewable-and-low- carbon-energy
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Core Policy 6 (CP6): Health & Well-being
c. Be supported by a Health Impact Assessment for all development which require an Environmental Impact Assessment, and other proposals where the local planning authority considers it appropriate. 2. A comprehensive mitigation strategy will be required for any identified adverse impacts on air quality. Development that will lead to the deterioration in any Air Quality Management Areas (AQMAs), or the declaration of new AQMAs will not be permitted. 3. Improvements in health facilities will be supported, responding to the changing needs and demands of both existing and new residents, including through: a. The provision of new or improved health facilities as part of new developments; b. Enabling the continued enhancement and successful operation of the Royal Blackburn Hospital; and c. Facilitating greater integration of health and social care, and the provision of integrated wellness hubs, including the co-location of health, community and wellness services.
Key Strategic Objective links SO1: Health and well-being SO2: Accessibility Key supporting Infrastructure Delivery Plan (draft) (2020) documents/evidence
3.6.4 The Council’s Joint Health and Well-being strategy (2018-2021) sets out the expectation of Health in All Policies (HiAP). This requires that the impact of any new policy on health must be considered. A Health Impact Assessment of the Local Plan is integrated within the Sustainability Appraisal process (consideration of Health and Communities impacts). 3.6.5 Policy CP6 seeks to ensure that specific development proposals that come forward over the life of the Local Plan consider health and well-being in its full context. This is necessary both in terms of a scheme’s design but also in its wider impacts beyond the site boundary. The Council will require a Health Impact Assessment to accompany the most significant new development proposals over the plan period. This will include any application subject to Environmental Impact Assessment but also additional schemes that the Council considers significant in terms of their proposed use and/or location. Further details will be set out in site specific development considerations or design codes at a later stage of the plan.
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3.7 Design & Heritage
3.7.1 Design quality and heritage are closely linked and important as they contribute towards a sense of place and making our settlements and rural areas distinctive. Ensuring both the protection and enhancement of the historic environment and the creation of high quality new developments is a key objective of the Local Plan. 3.7.2 The NPPF makes clear that creating high quality buildings and places is fundamental to what the planning and development process should achieve16. By way of providing additional guidance on this element of the NPPF, the National Design Guide outlines the Government’s priorities for well-designed places in the form of ten characteristics, which are consistent with those set out in Policy CP7: Design and Heritage below.
Core Policy 7 (CP7): Design and Heritage
1. All development shall achieve a high quality sustainable design consistent with the following characteristics:
a. Context: enhances the surroundings b. Identity: attractive and distinctive c. Built form: a coherent pattern of development d. Movement: accessible and easy to move around e. Nature: enhanced and optimized, integrating with the green infrastructure network f. Public spaces: safe, social and inclusive g. Uses: mixed and integrated h. Homes and buildings: functional, healthy and sustainable i. Resources: efficient and resilient j. Lifespan: made to last.
2. All Design and Access statements will be required to clearly explain how the proposed development delivers each of these characteristics and the other design-related policies of this plan. 3. The Council will require the preparation of masterplans by developers for strategic scale developments, which will include design codes. The Council will consider the use of Planning Briefs and Design Codes on other development sites where appropriate. 4. The Council will promote the conservation and enhancement of the Borough’s heritage assets and their settings in a manner that is appropriate to the significance of each asset.
16 Paragraph 124, National Planning Policy Framework (February 2019)
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Core Policy 7 (CP7): Design and Heritage
These include designated heritage assets such as Listed Buildings, Conservation Areas, Scheduled Monuments, Registered Parks and Gardens, and non-designated above ground assets and areas of archaeological interest. 5. The loss of or harm to significance will only be acceptable if it can be demonstrated that there are overriding public benefits and it is not viable to retain the asset within the development. 6. Where appropriate, heritage statements assessing the significance of assets, the impact of proposals and mitigation measures will be required to be submitted by developers to accompany development proposals. 7. Any proposed development considered to have a significant impact on local townscape or landscape will be expected to complete a Design Review at an early stage in its design.
Key Strategic Objective links SO5: Built and Historic Environment
Key supporting National Design Guide (2019) documents/evidence Open Space Audit (Interim Report) (2020) Climate Change and Natural Capital Study (2020)
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3.7.3 Blackburn with Darwen has a rich and varied history that is reflected in its built environment and should be protected and taken into account when considering new development. It is essential that the most important elements of the Borough’s historic environment are protected as positive assets that will promote ongoing growth. 3.7.4 In addition to protecting the Borough’s designated heritage assets, Policy CP7 also aims to protect Blackburn with Darwen’s non-designated assets which are of architectural, townscape, landscape or historical interest. 3.7.5 Good design is a key aspect of sustainable development and contributes positively to making places better for people. It should help reduce and mitigate the impacts of climate change, promote healthier lifestyles and create safer and more accessible places for people to live in or use. It should respond to local character and history whilst not preventing or discouraging appropriate innovation. Sustainable construction and design should seek to reduce heat demand from existing commercial and public buildings and encourage new buildings that have a lower carbon footprint. The Council’s Climate Impact Framework (see Policy CP5) considers these issues in more detail. 3.7.6 The Council will ensure developments are planned carefully with the use of masterplans and design codes where appropriate. The Government’s “Planning for the Future” White Paper proposes that local authorities prepare local design guides and codes to accompany their Local Plans to ensure developments are of the highest quality. Decisions on how the Council will progress with the preparation of design codes will be subject to progression of the Government proposals in the Planning White Paper. In the absence of locally prepared design codes any nationally adopted design code will be applied. The National Model Design Code is expected to be one of the first substantive elements of the planning reforms, due to be released early in 2021. 3.7.7 For the most significant proposals (in terms of townscape and landscape impacts) a formal Design Review process will be expected to be undertaken at an early stage of the scheme design (to be paid for by the applicant). This should be undertaken as part of the pre-application stage of work to ensure that maximum benefits are achieved. ‘Places Matter’ is the independent design review service for North West England and the panel report arising from the review process will be a material consideration in the decision on any planning application.
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3.8 Transport & Accessibility
3.8.1 An effective transport network is needed to support a strong economy and community, and is a key part of the Balanced Growth Strategy set out in Policy CP1. The Local Plan must ensure that new development is located in the most sustainable locations and is accessible by a choice of active travel modes, including walking, cycling and public transport. This will help reduce the need for people to travel by car, minimise congestion, improve road safety, contribute to a healthier lifestyle and meet climate change emissions reduction targets. 3.8.2 Policy CP8: Transport and Accessibility sets out the approach the Council will adopt in managing the transport implications of development.
Core Policy 8 (CP8): Transport and Accessibility
1. New development will be located in the most sustainable locations so as to minimise the need to travel by car and easily accessed by non‐car means including public transport, walking and cycling. Development which is poorly accessible by non‐car means will only be permitted in exceptional circumstances. 2. Where development is permitted in a less accessible location due to other considerations, or where it is likely to generate significant numbers of car journeys, the Council will expect the development to be accompanied by measures to improve accessibility by non‐car means. This will normally be implemented through an in‐kind or financial contribution from the developer, and may be supplemented through the Council’s own investment programme. 3. Major development proposals of all types must be accompanied by proposals to limit or reduce the number of car journeys generated. Major development will only be permitted where it does not generate unacceptable levels of car journeys, where impacts on air quality are made clear (see Policy CP6) and where adequate proposals for demand management are put in place. 4. Appropriate provision should be made for parking (vehicle and cycle facilities) and charging for plug-in and other ultra-low emissions vehicles in accordance with the Council’s latest standards to assist with the decarbonisation of transport over the plan period.
Key Strategic Objective SO2: Accessibility links SO4: Sustainable Transport Key supporting Transport Studies (2020) documents/evidence Connectivity Studies (2020) Local Transport Plan (2011-2021) Emerging Joint Lancashire Local Transport Plan (2021-2046)
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3.8.3 A number of Connectivity Studies have been prepared to support the Local Plan which appraise the potential impact of proposed growth sites on the local pedestrian and cycling networks. They identify a number of potential gaps in the existing highway and sustainable travel provision and recommend improvements that may be necessary in order to adequately support developments. 3.8.4 A Transport Study is also currently in progress to evaluate the future transport implications of proposed growth sites set out in the Local Plan. It will make recommendations as to how these impacts can be effectively mitigated and suggest potential highway improvement schemes and/or sustainable transport options with indicative costs. 3.8.5 Suggested improvements that may be required to support planned growth sites identified in both the Connectivity Studies and Transport Study will be included in the Council’s Infrastructure Delivery Plan which will sit alongside the Local Plan. Proposals for development in renewal areas will also be expected to contribute to the infrastructure requirements commensurate with their impacts (for further details see Policy CP9). 3.8.6 The Council’s latest Car parking standards were adopted in 2014. Lancashire local authorities are commencing a review of car parking standards to include clearer guidelines on minimum/maximum car parking provision (including both vehicle and cycling provision). The review will also consider a suitable approach to electric vehicle charging in new developments. 3.8.7 The Blackburn with Darwen Local Transport Plan (LTP3) provides a long term strategy and delivery programme of transport investment and service improvements for the period 2011-2021. A number of transport schemes identified in LTP3 have been successfully delivered, including the Freckleton Street link road, Clitheroe to Manchester rail enhancements and the Pennine Reach rapid bus transport scheme. 3.8.8 Work is now progressing between the three Transport Authorities of Blackburn with Darwen, Blackpool and Lancashire to prepare a Joint Lancashire Local Transport Plan 4 (LTP4) covering the period 2021-2046. Emerging key themes are: • Improving access into, between and within areas of economic growth and regeneration; • Improving people’s health, safety, quality of life and wellbeing; • Reducing the environmental impact of transport; and • Maintaining our assets.
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3.8.9 Public health considerations including the direct health impacts of air pollution, road transport emissions and an invigorated focus on active travel modes are likely to feature prominently within the plan. LTP4 is programmed for adoption by March 2021. 3.8.10 Initial projects identified in the emerging LTP4 are contained within the draft IDP and include electric charging vehicle points in the town centres, Blackburn Railway Station redevelopment and the development of new Public Rights of Way in and around Darwen. Any additional updates required to the IDP following adoption of LTP4 will be made accordingly.
3.9 Infrastructure & Delivery
3.9.1 The provision of high quality infrastructure is a key element of delivering the Balanced Growth Strategy set out in Policy CP1. 3.9.2 The new housing, employment and other development proposed in the Local Plan will increase demands on physical infrastructure such as roads, social infrastructure such as health and education facilities, and green infrastructure such as open spaces. The Council will work with infrastructure providers to bring forward the necessary infrastructure required to deliver a Balanced Growth Strategy. 3.9.3 Policy CP9: Infrastructure and Delivery outlines the types of infrastructure required to support the level of growth set out in the Local Plan and how this infrastructure will be delivered.
Core Policy 9 (CP9): Infrastructure and Delivery
1. Development proposals will be expected to include or contribute to the provision, improvement or replacement of infrastructure that is required to meet needs arising from the development proposal and/or to serve the needs of the wider area. The types of infrastructure required to support developments may include: a. Transport and Highways b. Flood Risk Management c. Education provision d. Health services e. Community and Leisure Facilities f. Green Infrastructure and Natural Environment g. Decentralised Energy.
2. Delivery of the necessary infrastructure as a result of new development may include direct provision of on-site or off-site infrastructure and/or financial contributions that will be secured by: a. Section 106 planning obligations (or other legally binding agreements); or
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Core Policy 9 (CP9): Infrastructure and Delivery
b. A tariff based system such as the Community Infrastructure Levy or National Infrastructure Levy, if one is introduced. 3. In setting the level of any financial contribution, the Council will take into account the total contribution liability incurred by developments arising from all policy and site- specific requirements. Its objective will be to ensure that the overall level of contribution required will allow developments to remain viable, wherever this is compatible with securing essential works that are fundamental to the acceptability of the proposal. 4. Infrastructure must be provided in a timely and, where appropriate, phased manner to serve the occupants and users of the development. Policy GAP5 sets out the major infrastructure requirements arising from the plan.
Key Strategic Objective links SO2: Accessibility SO11: Education and Skills Key supporting documents/evidence Infrastructure Delivery Plan (draft) (2020) Plan Viability Study – baseline report (2020)
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3.9.4 To support Policy CP9 and comply with national policy the Council, through a process of engagement with key infrastructure providers, has prepared a draft Infrastructure Delivery Plan (IDP). This assesses the current status of infrastructure across Blackburn with Darwen and identifies where new infrastructure investment is required to support the Local Plan growth, when it is needed, and the sources of funding. This will be updated and revised regularly to provide for the Borough’s required infrastructure. 3.9.5 In order to determine the level and range of developer contributions (including ‘in kind’ or financial contributions that can be sought without prejudicing the financial viability of different types of development in different areas of the Borough) a Plan Viability Study is currently being undertaken as part of the Local Plan evidence base. 3.9.6 A Baseline Viability Report (2020) has been published alongside this Consultation Draft Local Plan which looks at the viability of development prior to the costs of any specific policy requirements set out in the Local Plan. Further viability work is to be undertaken between now and the next stage of plan preparation taking into account the policy requirements set out in these strategic policies. This will be used to inform decisions on the hierarchy of policy priorities in the final version plan, and to consider the delivery mechanism of priority infrastructure. 3.9.7 There remains considerable uncertainty around the final mechanism for funding infrastructure where the viability of new development can be proven to contribute. The Government’s “Planning for the Future” White Paper proposes to replace the current system of planning obligations and Community Infrastructure Levy with a nationally set, value-based flat rate charge - the “Infrastructure Levy”17. The Local Plan will be updated accordingly in light of any changes to the current system, further details of which are expected in 2021. 3.9.8 Where planning contributions are secured (regardless of the mechanism of securing those funds) the Council will report annually on total payments received, works committed and projects delivered. This info will be set out in the Infrastructure Funding Statement (IFS) and published on the Council’s website.
17 Proposal 19 – Planning for the Future White Paper August 2020
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4 Potential Growth Areas
4.1 Introduction - what are the ‘Growth Areas’?
4.1.1 The Planning White Paper proposes that all areas of land should be put into one of three categories: ‘Growth Areas’; ‘Renewal Areas’; and ‘Protected Areas’. ‘Growth Areas’ are those deemed suitable for ‘substantial’ development. The Government envisages this category to include ‘land suitable for comprehensive development, including new settlement and urban extension sites, and areas for redevelopment, such as former industrial sites or urban regeneration sites’18. A key part of the proposal is that ‘Growth Areas’ annotated in the Local Plan maps will have outline approval for development granted once the Local Plan is adopted. This proposal for automatic outline approval is not yet confirmed by Government, and may not be taken forward. 4.1.2 The Council has considered these proposals in the context of the local area. The proposed ‘Growth Areas’ for Blackburn with Darwen are set out in Sections 4.2 to 4.6 below along with a proposed policy for each. They are also set out in detail on the accompanying Policies Map. An important part of this consultation is gaining feedback on the proposed ‘Growth Areas’. The Council is therefore strongly encouraging responses to Question 5 in particular.
CALL FOR SUGGESTIONS – ‘GROWTH AREAS’ Question 5 a) Do you agree with the proposed ‘Growth Areas’ set out on the Council’s Policies Map? If not please be specific about the site to which you are objecting and give your reasons why. b) Do you have any specific suggestions for additional areas or sites to be identified as ‘Growth Areas’ on the Policies Map? Please provide a relevant site plan and give your reasons why.
4.1.3 The proposed ‘Growth Areas’ for Blackburn with Darwen are broken down into the following sub-categories (and associated policies): • Growth – Housing (Policy GAP1) • Growth – Employment (Policy GAP2) • Growth – Mixed Use (Policy GAP3)
18 Proposal 1 – Planning for the Future White Paper August 2020
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• Growth – Gypsy and Travellers (Policy GAP4) • Growth – Major Infrastructure Schemes (Policy GAP5)
Question 6 Do you agree with the content of the draft ‘Growth Area’ policies set out in Section 4? If not, please explain why and provide policy references and supporting evidence where appropriate.
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4.2 Growth - Housing
Growth Area Policy 1 (GAP1): Housing Growth Sites
1. Housing Growth Areas identified on the Policies Map as ‘Growth – Housing’ are allocated for residential development within the Plan period. Subject to further Government regulations, they will be granted permission in principle (outline planning consent) for residential development up to the maximum number of dwellings as set out in Appendix B and on the Policies Map. 2. Any site specific requirements in terms of housing mix, layout, massing, materials etc. and mitigation of constraints will be set out in design codes or site specific policies at a later stage of the Local Plan preparation. 3. A new strategic housing site (Site Ref S195) at North East Blackburn is a key part of the housing delivery strategy during the plan period. This site will: a. Provide up to 1,500 homes in total with around half of these units anticipated to be delivered during the current plan period19; b. Be subject to further master planning work to provide site specific detail. Planning applications to bring forward the site will only be supported following completion of a masterplan to ensure comprehensive development of the whole site and that design, infrastructure and sustainability issues are considered holistically; 4. Part of site ref S068 (fronting Queens Road) is identified as being suitable for custom and self-build homes, providing the opportunity to incorporate up to 12 custom and self- build homes. Key Strategic Objective links SO3: Housing Needs Key supporting documents/evidence Housing & Economic Needs Assessment (2018) Local Plan Site Assessment Methodology (2020) Interim Sustainability Appraisal (2020)
19 A housing trajectory indicating projected delivery rates is set out in Appendix B
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4.2.1 A total of 66 sites are identified on the Policies Map as ‘Growth – Housing’ sites where significant new housing development will be supported. 45 of these sites already have planning permission granted (either in Full or Outline). Appendix B provides an anticipated housing trajectory, a list of each site along with its key information, and a plan showing the boundary of each site. The maximum number of units shown for each housing growth site is the maximum for which permission in principle will be granted in the Local Plan (subject to further Government regulations). Applications for development for a higher number of units may be proposed on the site, if considered appropriate; however, this would be subject to a full planning application. 4.2.2 These sites have been selected following completion of the Local Plan Site Assessment Methodology and consideration of the sites’ contribution to the overall development strategy set out in the accompanying interim Sustainability Appraisal report. Feedback on sites proposed and constraints identified in these documents will be used to provide more detailed guidance on development considerations for each site at the next stage of the Local Plan preparation. This could take the form of design code work identifying the key parameters for development of the site and consideration of a Reserved Matters or Technical Details Consent planning application. Alternatively the Council may progress site specific policies with specific development considerations listed in a similar way to the currently adopted Local Plan. The chosen route will be subject to progression of the Government proposals in the Planning White Paper. 4.2.3 The Council has identified one of the development parcels of Site S068 as being available and suitable for custom and self-build housing plots. A Feasibility Study has been completed considering design options suggesting that the site is capable of accommodating up to 12 self-build detached properties based on a mixture of 4-6 bed unit sizes. This will help to meet existing demand for custom and self-build set out on the Council’s Self and Custom-build Register and future demand for such properties.
4.3 Growth - Employment
Growth Area Policy 2 (GAP2): Employment Growth Sites
1. Employment Growth Areas identified on the Policies Map as ‘Growth – Employment’ are allocated for employment development (use classes B2/B8/E(g)) within the Plan period. Subject to further Government regulations, they will be granted permission in principle (outline planning consent) for employment development up to the maximum quantum of floorspace specified in Appendix C and on the Policies Map. 2. Any site specific requirements in terms of mitigating constraints, mix, layout, massing, materials etc. will be set out in design codes or site specific policies at a later stage of the Local Plan preparation.
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Growth Area Policy 2 (GAP2): Employment Growth Sites
3. A new strategic employment site at J5 of the M65 is a key part of the employment strategy of the plan. The Green Belt boundary will be amended to exclude this site (38 hectares in total) and accommodate land to meet development needs. The site will: a. See 22 hectares of land provide up to 70,000sqm of B2/B8/E(g) use classes during the plan period, supporting up to 1,400 FTE jobs; and b. Safeguard an additional 16 hectares of land for development beyond the plan period (if required). Key Strategic Objective links SO10: Employment Key supporting documents/evidence Housing & Economic Needs Assessment (2018) Local Plan Site Assessment Methodology (2020) Interim Sustainability Appraisal (2020)
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4.3.1 A total of 21 sites are identified on the Policies Map as ‘Growth – Employment’ sites where significant new employment development will be supported. 10 of these sites already have the benefit of planning permission having been granted. Appendix C lists each site along with its key information, along with a plan showing the boundary of each site. A further site (Frontier Park) is listed that lies just outside of the Borough boundary, and therefore is not identified on the Policies Map, but contributes in part to the overall supply of land. 4.3.2 These sites have been selected following completion of the Local Plan Site Assessment Methodology and consideration of the sites’ contribution to the overall development strategy set out in the accompanying interim Sustainability Appraisal report. Feedback on sites proposed and constraints identified in these documents will be used to provide more detailed guidance on development considerations for each site at the next stage of the Local Plan. This could take the form of design code work identifying the key parameters for development of the site and consideration of a Reserved Matters or Technical Details Consent planning application. Alternatively the Council may progress site specific policies with specific development considerations listed in a similar way to the currently adopted Local Plan. The chosen route will be subject to progression of the Government proposals in the Planning White Paper. 4.3.3 The proposed strategic employment site at J5 of the M65 is the largest area of Growth set out under the employment areas. The Council has undertaken some early feasibility work in the form of a Development Framework document. This has been completed as part of the preparation process for the Local Plan to ensure that the site is both suitable and deliverable. The significance of the scheme to the overall employment strategy necessitates this. The Development Framework evidences the potential capacity and delivery phases of the site. The growth area identifies land for development in this plan period but also safeguards land for potential future development. 4.3.4 An economic and planning case has also been prepared to support the proposed strategic site as it is currently designated as green belt land. The reports identify the exceptional circumstances that exist to justify the review of the Green Belt boundary in this location which comprise: • A pressing need for the allocation of additional employment land within the M65 corridor which is capable of accommodating a range of sites/premises and thus address a quantitative and qualitative shortfall within the borough’s existing supply in a location of highest market demand, particularly from the manufacturing sector; and • The absence of reasonable alternative sites which are capable of meeting the identified requirements.
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4.4 Growth - Mixed Use
Growth Area Policy 3 (GAP3): Mixed Use Growth Sites
1. Mixed Use Growth Areas identified on the Policies Map as ‘Growth – Mixed Use’ are allocated for a range of uses, either as stand-alone uses or as a mix of uses. Subject to further Government regulations, they will be granted permission in principle (outline planning consent) for a number of different uses up to the maximum quantum of floorspace or residential units specified in Appendix D and on the Policies Map20. 2. Any site specific requirements in terms of mitigating constraints, mix, layout, massing, materials etc. will be set out in design codes or site specific policies at a later stage of the Local Plan preparation. 3. The major mixed-use sites in Blackburn Town Centre, S210 (Former Thwaites Site) and S211 (Former Markets Site), will be key to helping boost the vitality of the town centre, providing a mix of retail (within the defined Primary Shopping Area), employment and residential uses. 4. The Ewood mixed-use site will assist in the future masterplanning of the Ewood Park area and help to provide enabling land for supporting uses for Blackburn Rovers football club and local community. Key Strategic Objective links SO3: Housing Needs SO10: Employment SO12: Town Centres Key supporting documents/evidence Local Plan Site Assessment Methodology (2020) Interim Sustainability Appraisal (2020)
20 The max floorspace figures specified for mixed use schemes refer to one use only (i.e. permission in principle is not granted for the max floorspace set for all possible uses on a site)
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4.4.1 A total of seven sites are identified on the Policies Map as ‘Growth – Mixed Use’ sites. These sites are where significant new development will be supported which could be one or more of a number of different use classes. The specific use classes deemed appropriate on each site are set out on the Policies Map and in Appendix D. 4.4.2 These sites have been selected following completion of the Local Plan Site Assessment Methodology and consideration of the sites’ contribution to the overall development strategy set out in the accompanying interim Sustainability Appraisal report. Feedback on sites proposed and constraints identified in these documents will be used to provide more detailed guidance on development considerations for each site at the next stage of the Local Plan. This could take the form of design code work identifying the key parameters for development of the site and consideration of a Reserved Matters or Technical Details Consent planning application. Alternatively the Council may progress site specific policies with specific development considerations listed in a similar way to the currently adopted Local Plan. The chosen route will be subject to progression of the Government proposals in the Planning White Paper.
4.5 Growth - Gypsy and Travellers
Growth Area Policy 4 (GAP4): Gypsy and Traveller Growth Sites
1. Gypsy and Traveller Growth Areas identified on the Policies Map as ‘Growth – Gypsy and Travellers’ are allocated for Gypsy and Traveller development. Subject to further Government regulations, they will be granted permission in principle (outline planning consent) up to the maximum number of pitches specified in Appendix E and on the Policies Map. 2. Any site specific requirements in terms of mitigating constraints, mix, layout, massing, materials etc. will be set out in design codes or site specific policies at a later stage of the Local Plan preparation. 3. Development proposals for other uses on these sites will not be permitted unless an acceptable alternative site for Gypsy and Travellers can be provided or it can be demonstrated that there is no longer a need. 4. George Street West (site ref S213) will be for permanent pitch provision. Land adjacent to Intack Bus Depot (site ref S215) will be to meet the identified needs for a transit site in the Borough. Key Strategic Objective links SO3: Housing Needs Key supporting Gypsy & Traveller Accommodation Assessment (2019) documents/evidence Gypsy & Traveller Site Selection Methodology (2020) Gypsy & Traveller Site Feasibility Studies (2020)
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Growth Area Policy 4 (GAP4): Gypsy and Traveller Growth Sites
Local Plan Site Assessment Methodology (2020) Interim Sustainability Appraisal (2020)
4.5.1 A total of two sites are identified on the Policies Map as ‘Growth – Gypsy and Traveller’ where new gypsy and traveller pitch provision will be supported. Appendix E provides further details on these sites along with a plan showing the boundary of each site. The maximum pitch provision on each site has been informed by Gypsy and Traveller Site Feasibility Studies. 4.5.2 These sites have been selected as the most suitable from an initial pool of 34 sites following the specific methodology set out in the Gypsy and Traveller Site Selection Methodology report. The sites have also been considered in the interim Sustainability Appraisal report. 4.5.3 Feedback on sites proposed and constraints identified in these documents will be used to provide more detailed guidance on development considerations for each site at the next stage of the Local Plan. This could take the form of design code work identifying the key parameters for development of the site and consideration of a Reserved Matters or Technical Details Consent planning application. Alternatively, the Council may progress site specific policies with specific development considerations listed in a similar way to the currently adopted Local Plan. The chosen route will be subject to progression of the Government proposals in the Planning White Paper.
4.6 Growth - Major Infrastructure
Growth Area Policy 5 (GAP5): Major Infrastructure
1. Major Infrastructure Schemes are identified on the Policies Map as ‘Growth – Major Infrastructure’. 2. Development proposals that would prejudice delivery of the major infrastructure schemes identified on the Policies Map will not be permitted unless an acceptable alternative can be provided or it can be demonstrated that there is no longer a need. 3. Development of major infrastructure schemes will be expected to take into account the requirements of, and integrate with, other relevant smaller scale infrastructure needs set out in the Council’s Infrastructure Delivery Plan (IDP). Key Strategic Objective links SO2: Accessibility SO4: Sustainable Transport SO11: Education and Skills
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Growth Area Policy 5 (GAP5): Major Infrastructure
Key supporting documents/evidence Draft Infrastructure Delivery Plan (2020) Pupil Forecasts (2020)
4.6.1 The Council’s draft Infrastructure Delivery Plan (IDP) sets out a detailed list of infrastructure requirements, incorporating physical infrastructure, social infrastructure and green infrastructure schemes. A total of eleven schemes set out in the IDP are identified on the Policies Map as ‘Growth – Major Infrastructure’. These are the more significant, major infrastructure projects that are considered key to deliver the growth strategy set out in the Local Plan. 4.6.2 Schemes identified on the Policies Map include: • Highways schemes o New link roads at North East Blackburn, Guide, Milking Lane, Bog Height Road and Moulden Brow / Livesey Branch Road; and o Junction improvements at the Junction 5 of the M65 and the A666 / Jack Walker Way (South). • Pupil place provision - new primary school places across the plan period in North Blackburn, West Blackburn, South Blackburn, East Blackburn and Darwen, and increase capacity in secondary schools; and • Waste – a potential new Household Waste Recycling Centre in Darwen to serve the needs of the whole borough.
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5 Potential Renewal Areas
5.1 Introduction - what are the ‘Renewal Areas’?
5.1.1 The Planning White Paper proposes that all areas of land should be put into one of three categories: ‘Growth Areas’; ‘Renewal Areas’; and ‘Protected Areas’. ‘Renewal Areas’ are those deemed suitable for development. The Government envisages this category to include ‘existing built areas where smaller scale development is appropriate. It could include the gentle densification and infill of residential areas, development in town centres, and development in rural areas that is not annotated as Growth or Protected areas, such as small sites within or on the edge of villages’21. The Government proposal is that sites annotated in the Local Plan as ‘Renewal Areas’ will have a statutory presumption in favour of development being granted for the uses specified as being suitable in each area. This proposal is not yet confirmed by Government, and may not be taken forward. 5.1.2 The Council has considered these proposals in the context of the local area. The proposed ‘Renewal Areas’ for Blackburn with Darwen are set out in Sections 5.2 to 5.5 below along with a proposed policy for each. They are also set out in detail on the accompanying Policies Map. An important part of this consultation is gaining feedback on the proposed ‘Renewal Areas’. The Council is therefore strongly encouraging responses to Question 7 in particular.
CALL FOR SUGGESTIONS – ‘RENEWAL AREAS’ Question 7 a) Do you agree with the proposed ‘Renewal Areas’ set out on the Council’s Policies Map? If not please be specific about the site to which you are objecting and give your reasons why. b) Do you have any specific suggestions for additional areas or sites to be identified as ‘Renewal Areas’ on the Policies Map? Please provide a relevant site plan and give your reasons why.
21 Proposal 1 – Planning for the Future White Paper August 2020
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5.1.3 The proposed ‘Renewal Areas’ for Blackburn with Darwen are broken down into the following sub-categories (and associated policies): • Renewal – Urban/Village Boundary (Policy RAP1) • Renewal – Town Centres (Policy RAP2) • Renewal – District Centres (Policy RAP3) • Renewal – Existing Employment Areas (Policy RAP4)
Question 8 Do you agree with the content of the draft ‘Renewal Area’ policies set out in Section 5? If not, please explain why and provide policy references and supporting evidence where appropriate.
5.2 Renewal – Urban/Village Boundary
Renewal Area Policy 1 (RAP1): Urban/Village Boundary
1. Settlement boundaries are identified on the Policies Map as ‘Renewal – Urban/Village Boundary’. A presumption in favour of development will be applied to proposals within the settlement boundaries subject to other relevant policies in the Local Plan. 2. Proposals for development within the Village Boundaries of Edgworth, Chapeltown, Hoddlesden, Belmont and Pleasington will be supported where they can be demonstrated to meet local needs only (for housing, employment, service provision, or assisting in the diversification of the rural economy). 3. Policies relevant to locations identified as ‘Protected Areas’ or ‘Growth Areas’ on the Policies Map that are inset within the settlement boundaries will take precedence over Policy RAP1. Key Strategic Objective links SO8: Settlements SO9: Rural Areas Key supporting documents/evidence
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5.2.1 Policy RAP1 clarifies the Council’s intention to apply a presumption in favour of development to all proposals located within the defined settlement boundaries. Other relevant policies in the plan will be taken into account in decision making and where sites are identified as either ‘Protected Areas’ or ‘Growth Areas’ then relevant policies for those areas will take precedence over Policy RAP1. 5.2.2 The presumption will apply to support development proposals of an appropriate scale to the settlement in which it is proposed. I.e. larger scale development will be supported in Blackburn or Darwen, whilst development to meet local needs only will be supported in the defined villages.
5.3 Renewal – Town Centres
Renewal Area Policy 2 (RAP2): Town Centres
1. Town Centre boundaries for Blackburn and Darwen are identified on the Policies Map as ‘Renewal – Town Centres’. 2. A presumption in favour of development for proposals for commercial or other main town centre uses (including residential-led mixed use) within the defined town centres will be applied. 3. Proposals that may include retail use (Class E(a)) will be directed to the Primary Shopping Area in the first instance (identified on the Policies Map as ‘Renewal – Town Centre Primary Shopping Area’) through the application of the sequential test. 4. New development in town centres should (where applicable) seek to demonstrate how the proposal contributes to enhancing the following key attributes of the centre: a. the overall attraction of the centre to local communities; b. the accessibility from/to the centre and within it; and c. the amenity of the local environment within the town centre. 5. Blackburn and Darwen Town Centres will be the focus for all major, and a significant proportion of minor, commercial development over the life of the Local Plan; 6. In Blackburn Town Centre, re-development of the Growth -Mixed Use sites identified on the Policies Map22 are expected to play a strategic role in the future development of the town centre. For this reason any proposals will be encouraged to undertake a satisfactory Design Review before an application can be approved. 7. Darwen Town Centre boundary is being amended to exclude some residential properties and the Primary Shopping Area extended to include the whole Town Centre boundary. 8. For the purposes of applying the sequential test for proposals that may include retail use (Class E(a)) in Darwen Town Centre, the town centre boundary will be interpreted as the Primary Shopping Area. Key Strategic Objective links SO12: Town Centres
Key supporting documents/evidence Retail and Leisure Study (2019)
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5.3.1 Where Policy CP4 confirms the strategic hierarchy of centres in the Borough and the policy approach for proposals put forward outside of that hierarchy, Policy RAP2 confirms how any specific proposals for development within the defined town centres will be considered. In line with the overall proposals for Renewal Areas there will be a general presumption in favour of development within Town Centres subject to their conformity with other relevant policies in the plan. Blackburn and Darwen Town Centre will be the focus for all major and a significant proportion of minor retail development, including “destination” retailing, over the life of the Plan. 5.3.2 In line with the continuing requirements of the NPPF, a Primary Shopping Area (PSA) is defined for Blackburn Town Centre. The Council’s Retail Study advised that there is no need to identify a PSA for Darwen Town Centre due to its size, composition and characteristics (the entire centre will be considered to be the PSA for the purposes of Policy RAP2). Where present the PSA will be used in the application of the sequential test for proposals that may incorporate new retail (where general E Use Class is applied for which may include retail floorspace the sequential test will need to be satisfied). 5.3.3 Over the life of the Local Plan the Council will be seeking to enhance the vitality and viability of the town centres which have (and continue to) face significant challenges as a result of changing spending habits and more recently Covid-19. The Council will therefore adopt a flexible approach (alongside the presumption in favour) in considering development proposals to help encourage investment within its key commercial centres. 5.3.4 Proposals should be seeking to help address the key attributes of successful and thriving town centres in their design. These include visitability (attraction), function (accessibility) and environment (amenity). Proposals should seek to increase physical activity and where possible contribute positive health impacts. Consideration of accessibility of centres is one way to help influence this. On amenity, proposals should be seeking to consider how it contributes to distinctiveness and a sense of place, alongside factors such as potential noise or odour pollution. Applicants will be expected to show how they have considered scheme design, and safety and security of all potential visitors and users in this context.
22 Site 210 (Former Thwaites sites) and Site 211 (Former Markets site)
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5.4 Renewal – District Centres
Renewal Area Policy 3 (RAP3): District Centres
1. District Centre boundaries are identified on the Policies Map as ‘Renewal – District Centres’. These include: • Duckworth Street, Darwen • Ewood, Blackburn • Mill Hill, Blackburn • Bolton Road, Blackburn • Audley Range, Blackburn • Whalley Banks, Blackburn • Johnston Street, Blackburn • Whalley Range, Blackburn • Bastwell, Blackburn • Little Harwood, Blackburn • Roe Lee, Blackburn
2. A presumption in favour of development for small-scale proposals for commercial or other main town centre uses (including residential) within the defined District Centres will be applied. 3. In District Centres close to the defined Town Centres, an element of specialist or ‘destination’ retailing will be permitted, provided it is demonstrated that there will be no unacceptable impact on vitality and viability within other centres, on traffic generation, or on amenity. 4. For the purposes of applying the sequential test for proposals that may include retail use (Class E(a)) the District Centre boundary will be interpreted as the Primary Shopping Area. Key Strategic Objective links SO12: Town Centres
Key supporting documents/evidence Retail and Leisure Study (2019)
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5.4.1 In line with Policy RAP2 and the overall proposals for Renewal Areas there will be a general presumption in favour of development within District Centres. As set out in Policy CP4, one of the roles of District Centres is to facilitate more sustainable living by providing localised facilities and services. The presumption therefore is that smaller scale facilities are brought forward within the District Centres, in line with their position on the retail hierarchy below the defined Town Centres. Larger scale proposals that seem out of proportion with the role of a District Centre may be required to demonstrate their predicted impacts on other centres within the hierarchy, and on traffic and general amenity.
5.5 Renewal – Existing Employment Areas
Renewal Area Policy 4 (RAP4): Existing Employment Areas
1. Existing Employment Areas are identified on the Policies Map as ‘Renewal – Primary Employment’ and ‘Renewal – Secondary Employment’. A presumption in favour of development supporting employment uses will be applied in these areas. 2. Primary Employment areas are the highest quality areas in the Borough23 and will be retained for employment uses (B2/B8/E(g)). Proposals to redevelop land for other uses will be strongly resisted, with those in the Borough’s flagship employment locations only permitted in exceptional circumstances. 3. Secondary Employment Areas also play an important role in supporting jobs and economic growth. Proposals to redevelop land for other uses in these areas24 will be resisted but considered more flexibly than in primary areas. Evidence should be provided to demonstrate how re-development could provide greater benefits to the local community than the existing use. Proposals that retain some employment opportunities will be treated more favourably than those that provide no employment such as residential use. Key Strategic Objective links SO10: Employment
Key supporting documents/evidence Employment Land Review (2019)
23 Grade A, B, B/C or C employment areas as set out in the Employment Land Review 2019 (Table 27) 24 Grade C/D, D, D/E or E set out in the Employment Land Review 2019 (Table 27)
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5.5.1 Any proposals to bring non-employment uses into the highest quality employment areas will be strongly resisted. A more flexible approach will be adopted in the lower quality employment areas. The Council will use its latest assessment of employment land supply as a basis for applying Policy RAP4. 5.5.2 In 2019 the Council’s Employment Land Review study graded all existing employment areas between Grade A-E. It highlighted the following locations as particularly key, flagship (Grade A or B) locations: • Land at M65, J4 Commercial Road, Darwen; • Shadsworth Business Park, Blackburn; • Roman Road/Davyfield Road, Blackburn; • Walker Park, Blackamoor Road, Blackburn; and • Whitebirk Industrial Estate, Blackburn.
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6 Potential Protected Areas
6.1 Introduction - what are the ‘Protected Areas’?
6.1.1 The Planning White Paper proposes that all areas of land should be put into one of three categories: ‘Growth Areas’; ‘Renewal Areas’; and ‘Protected Areas’. ‘Protected Areas’ are those that, due to particular environmental and/or cultural reasons, justify more stringent development controls to ensure sustainability. The Government envisages this category to include ‘areas such as Green Belt … Conservation Areas, Local Wildlife Sites, areas of significant flood risk and important areas of green space … It would also include areas of open countryside outside of land in Growth or Renewal areas’25. Proposals go on to say that ‘Protected areas’ should be annotated in the Local Plan maps and clearly signpost the relevant development restrictions defined in the NPPF. 6.1.2 The Council has considered these proposals in the context of the local area. The proposed ‘Protected Areas’ for Blackburn with Darwen are set out in Sections 6.2 to 6.10 below along with a proposed policy for each. They are also set out in detail on the accompanying Policies Map. An important part of this consultation is gaining feedback on the proposed ‘Protected Areas’. The Council is therefore strongly encouraging responses to Question 9 in particular.
CALL FOR SUGGESTIONS – ‘PROTECTED AREAS’ Question 9 a) Do you agree with the proposed ‘Protected Areas’ set out on the Council’s Policies Map? If not please be specific about the site to which you are objecting and give your reasons why. b) Do you have any specific suggestions for additional areas or sites to be identified as ‘Protected Areas’ on the Policies Map? Please provide a relevant site plan and give your reasons why.
6.1.3 The proposed ‘Protected Areas’ for Blackburn with Darwen are broken down into the following sub-categories (and associated policies): • Protected – Green Belt (Policy PAP1) • Protected – Countryside Area (Policy PAP2) • Protected – Local Green Space (Policy PAP3)
25 Proposal 1 – Planning for the Future White Paper August 2020
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• Protected – Environmental Opportunity Area (Policy PAP4) • Protected – Green Infrastructure Network (Policy PAP5) • Protected – Blue Infrastructure (Policy PAP6) • Protected – Heritage Assets (Policy PAP7) • Protected – Areas Suitable for Wind (Policy PAP8) • Protected – Safeguarded Land (Policy PAP9)
Question 10 Do you agree with the content of the draft ‘Protected Area’ policies set out in Section 6? If not, please explain why and provide policy references and supporting evidence where appropriate.
6.2 Protected - Green Belt
Protection Area Policy 1 (PAP1): Green Belt
1. The Green Belt boundary is identified on the Policies Map as ‘Protected – Green Belt’. 2. The Council is proposing to remove 38 hectares of existing land from the Green Belt as part of this Local Plan Review to accommodate a new strategic employment site at Junction 5 of the M65 (see Policy GAP2). Other minor modifications relating to improving the alignment of the Green Belt with ground features are also proposed. 3. New development proposed in the Green Belt shall be regarded as inappropriate unless it falls within one of the exceptions set out in the NPPF26 (or any successor document). Inappropriate development in the Green Belt shall not be approved except in very special circumstances.
Key Strategic Objective links SO6: Natural Environment Key supporting documents/evidence Green Belt Assessment (2019)
26 Paragraph 145, National Planning Policy Framework (February 2019)
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6.2.1 National policy attaches great importance to the protection of the Green Belt, with the fundamental aim being to prevent urban sprawl by keeping land permanently open. The essential characteristics of the Green Belt includes its openness and permanence. Any changes to Green Belt boundaries must be fully evidenced and justified, through the preparation or updating of plans. 6.2.2 The Blackburn with Darwen Green Belt Assessment (December 2019) provides an independent, robust and transparent assessment of the Borough’s Green Belt to identify the potential harm to the Green Belt of releasing land for development. 6.2.3 This Plan releases a significant area of land from the Green Belt located at Junction 5 of the M65 in Blackburn. As outlined in Policy CP3: Economic Development and Policy GAP2: Employment Growth Sites, this strategic site is allocated for development to enable the Borough’s identified employment requirements to be met in full over the plan period and represents a key part of the employment strategy of the Plan. 6.2.4 Land adjacent to the strategic employment site at Junction 5 is also removed from the Green Belt and safeguarded to allow for longer-term employment needs to be met, as set out in Policy PAP9: Safeguarded Land. 6.2.5 Additional minor modifications to the existing Green Belt boundary are included on the Policies Map. These relate to improving the alignment of the urban/village boundaries with ground features and resolving mapping inconsistencies or errors from the previous Local Plan which did not include the same level of digitisation and online map provision. These can only be rectified through a Local Plan review process. 6.2.6 The Policies Map identifies the revised Green Belt boundary for Blackburn with Darwen. Land within the Borough’s Green Belt will be strictly protected from inappropriate development in accordance with national policy.
6.3 Protected - Countryside Area
Protection Area Policy 2 (PAP2): Countryside Area
1. The Borough’s designated Countryside Area is identified on the Policies Map as ‘Protected – Countryside Area.’ 2. Within the Countryside Area, planning permission will only be granted for development needed for the purposes of agriculture or forestry, or economic uses appropriate in nature and scale to the rural area (including tourism development).
Key Strategic Objective links SO9: Rural Areas Key supporting documents/evidence
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6.3.1 In addition to our Green Belts, which have a specific purpose in preventing the uncontrolled growth of the urban area, Blackburn with Darwen also has large areas of open countryside. These areas are a valuable resource, serving environmental functions as important habitats and landscapes, social functions as areas for our communities to enjoy and interact with the countryside, and economic functions as the base of our rural economy. 6.3.2 These economic uses will include development needed to sustain or encourage local employment as part of the diversification of the rural economy as opposed to that which could be more appropriate in urban or village areas. Policy PAP2: Countryside Area aims to preserve what is important in the countryside and manage change in a way that balances sometimes competing pressures.
6.4 Protected – Local Green Space
Protection Area Policy 3 (PAP3): Local Green Space
1. The designated Local Green Space sites are identified on the Policies Map as ‘Protected – Local Green Space’. These are located at: • Whitehall Road, Blackburn • Kingsley Close, Blackburn 2. These Local Green Space sites will be protected and enhanced, and will be managed in accordance with national and local Green Belt policy. Key Strategic Objective links SO1: Health and well-being SO6: Natural Environment Key supporting documents/evidence
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6.4.1 A Local Green Space designation is a way to provide additional protection to those sites which demonstrate particular importance to local communities in line with the criteria set by national planning policy. 6.4.2 Policy PAP3: Local Green Space identifies the sites within the Borough which meet these criteria. The policy also sets out the Council’s approach to managing development on these sites, which is consistent with policies protecting the Green Belt within the NPPF27 and Policy PAP1: Green Belt. 6.4.3 Local Green Spaces also form a part of the wider Green Infrastructure network in the Borough (see Policy PAP5).
6.5 Protected – Environmental Opportunity Area
Protection Area Policy 4 (PAP4): Environmental Opportunity Area
1. Environmental Opportunity Areas are identified on the Policies Map as ‘Protected – Environmental Opportunity Area’. 2. The Council will ensure that proposals for development during the plan period seek to protect, enhance and maintain the natural capital of these areas (including their value for habitats, carbon management and flood risk mitigation). 3. Requirements for carbon or biodiversity offsetting schemes arising from new developments will be directed towards these areas in the first instance, or the wider Green Infrastructure network set out in Policy PAP5. 4. Environmental Opportunity Areas identified within, or adjoining to, Growth Areas will be managed in a way that ensures the development aims of Growth Areas are not compromised. Key Strategic Objective links SO6: Natural Environment SO7: Climate Change Key supporting documents/evidence Strategic Flood Risk Assessment (2020) Climate Change and Natural Capital Study (2021)
27 Chapter 13, National Planning Policy Framework (2019)
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6.5.1 The Council’s Climate Change and Natural Capital Study (2021) has identified a number of Environmental Opportunity Areas across the Borough. At this stage these are indicative only and represent the initial opportunities identified through focus on the key themes of ‘habitats’, ‘carbon management’ and ‘Flood Risk’ in the study. 6.5.2 Opportunity areas identified within Growth Area sites reflect the indicative areas of GI set out in respective masterplans or development framework documents at this stage. Policy PAP4 is written to ensure that the overarching development aims of the Growth Areas are not compromised. 6.5.3 Further work will be undertaken in advance of the next stage of the Local Plan refining this concept and exploring mechanisms for implementing improvements through the planning system. Identification of these areas in the Local Plan will also help to focus resources and investment of projects that fall outside of the planning system. The areas provide a clear steer on the opportunities for maximising the natural capital of the Borough and helping the Borough to meet its goals around climate change mitigation. 6.5.4 The areas identified to be protected as Environmental Opportunity Areas indicate the areas that are anticipated to achieve the most significant benefits in terms of the key themes. They are not intended to show all the potential in the Borough. Therefore where environmental enhancements are proposed outside of the identified opportunity areas, these will still be supported. 6.5.5 Environmental Opportunity Areas form a part of the wider Green Infrastructure network in the Borough (see Policy PAP5).
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6.6 Protected – Green Infrastructure Network
Protection Area Policy 5 (PAP5): Green Infrastructure Network
1. The Borough’s Green Infrastructure (GI) Network is identified on the Policies Map as ‘Protected – Green Infrastructure Network’. The Council will seek to protect, enhance and extend the Borough’s multi-functional green infrastructure network. 2. For the purposes of Policy PAP5, the GI Network includes: a. Sites of Special Scientific Interest (SSSI) b. Biological Heritage Sites (BHS) c. Local Geodiversity Sites (LGS) d. Local Nature Reserves (LNR) e. Local Wildlife Sites (LWS); and f. Designated Open Spaces (including formal sports pitches). 3. The wider GI Network in the Borough also incorporates additional locations subject to their own specific policies in the Local Plan (Local Green Spaces: PAP3; Environmental Opportunity Areas: PAP4; and Blue Infrastructure: PAP6); 4. Where circumstances permit, all development must be designed to make a positive contribution to Blackburn with Darwen’s GI network through: a. Inclusion of multi-functional landscaped public open space in the development; b. Retention and enhancement of existing ecological and landscape features; c. Incorporation of features in the built fabric that support and enhance key local species; d. Provision for active travel on foot or bicycle; e. Physical and functional connections with neighbouring sites; and f. The creation of new areas of trees and woodland. 5. All new residential development will contribute to the provision of high quality open space for its residents, through provision of public open space on site and, where appropriate, through financial contributions towards improving the quality and / or accessibility of nearby existing spaces. 6. The Council will work with developers to determine the most appropriate means of providing open space for residents, having regard to the most up to date assessment of open space requirements or provision across Blackburn with Darwen. It will adopt a design-led approach to planning for new open space within a development, having regard to the location and character of the development proposed. 7. Development involving the partial or complete loss, fragmentation or isolation of GI network assets, or any unidentified areas of open space will not be permitted unless: a. It has been clearly demonstrated that the open space is surplus to requirements; or b. It relates to a formerly cleared site where an intention for future redevelopment was made at the time; or c. The open space that would be lost would be replaced by new provision that is equivalent or better in terms of quantity and quality in a suitable location; or
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d. The proposed development is for alternative sports and/or recreational provision, the benefits of which would clearly outweigh the loss of the existing open space. 8. Functioning ecological networks are primary components of green infrastructure and should not be compromised. Development should contribute to the restoration, enhancement and connection of natural habitats through the provision of appropriate green infrastructure. 9. All development that includes an element of green space will be required to secure the appropriate maintenance of the space in the long term. Key Strategic Objective links SO6: Natural Environment SO7: Climate Change Key supporting Open Space Audit (Interim Report) (2020) documents/evidence Playing Pitch Strategy Assessment & Built Sports Facilities Strategy (2020) Strategic Flood Risk Assessment (2020) Climate Change and Natural Capital Study (2021)
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6.6.1 Green Infrastructure is the term used to describe the network of multi-functional green space and other green features, urban and rural, which can deliver quality of life and environmental benefits for communities. The GI network in Blackburn with Darwen is a complex network of integrated spaces and features comprising a variety of locations identified in paragraph 2 of Policy PAP5. The wider GI network also incorporates locations identified in other policies of the plan which require their own specific policy approach such as Policies PAP3 (Local Green Spaces), PAP4 (Environmental Opportunity Areas) and PAP6 (Blue Infrastructure). 6.6.2 Designated Open Spaces include both informal and formal areas. These are considered through an Open Space Audit which looks at the following range of typologies: parks and gardens, natural and semi-natural greenspaces (including woodland); amenity greenspaces; provision for children and young people (including play areas and formal recreation grounds and playing pitches), allotments, green and blue corridors, and cemeteries/churchyards. 6.6.3 As required by Policy CP5: Climate Change and the Natural Environment, the Council will plan to protect, enhance and extend the Borough’s green infrastructure network by helping to maximise its extent, interconnectedness, multi-functionality and quality, securing a net gain in biodiversity across the Borough. 6.6.4 All development will be expected to incorporate elements of green infrastructure on site, to enhance biodiversity, contribute to the health and wellbeing of all residents and to help mitigate the impacts of climate change. The Council recognises the importance of protecting and enhancing the existing areas of open space in Blackburn with Darwen, to ensure that as the population grows, there are good quality green spaces for everyone to enjoy. 6.6.5 The Council will resist development proposals that would result in the loss of designated open space unless at least one of the criteria in paragraph 7 of Policy PAP5 has been satisfied. When assessing if a proposal would comply with these criteria, the Council will take account of the most recent assessment of the Borough’s open space, sports and recreation provision and needs set out in the Open Space Audit (Interim Report 2020) and Playing Pitch Strategy & Built Sports Facilities Strategy.
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6.7 Protected – Blue Infrastructure
Protection Area Policy 6 (PAP6): Blue Infrastructure
1. The Borough’s Blue Infrastructure is identified on the Policies Map as ‘Protected – Blue Infrastructure’. 2. No development will be permitted within the functional floodplain unless development is water compatible. 3. Development alongside watercourses or bodies should wherever possible make active use of the water through the layout and orientation of development and the integration of the water and its environs into the development’s public space. 4. Development alongside watercourses or bodies should enhance the waterside environment and boost the green infrastructure function of the watercourse or body. 5. Development close to watercourses or bodies should not sever recreational routes, prejudice recreational uses, reduce water quality, diminish the ecological value of the water body or environs, increase flood risk or interfere with culverts or drainage.
Key Strategic Objective links SO6: Natural Environment SO7: Climate Change Key supporting documents/evidence Open Space Audit (Interim Report) (2020) Strategic Flood Risk Assessment (2020) Climate Change and Natural Capital Study (2020)
6.7.1 Blue infrastructure provides multi-functional benefits to the environment, people and place. It also forms a part of the wider Green Infrastructure network of the Borough (see Policy PAP5). Blue infrastructure incorporates reservoirs, canals and watercourses. The Policies Map identifies these, including the identified functional floodplain (Flood Zone 3b).
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6.8 Protected – Heritage Assets
Protection Area Policy 7 (PAP7): Heritage Assets
1. Heritage Assets are identified on the Policies Map as ‘Protected – Heritage Asset’. 2. Assets identified on the map include scheduled ancient monuments, conservation areas, and registered parks and gardens. Heritage assets also include listed buildings (nationally and locally listed) which are not identified on the Policies Map but for which Policy PAP7 will still apply. 3. Heritage Assets and their settings will be protected and enhanced, ensuring that they continue to make a positive contribution to the character and identity of the Borough’s neighbourhoods. 4. Consideration will be given to the protection of heritage assets which have not been previously identified or designated but which are subsequently identified through the process of decision making, or during development. Key Strategic Objective links SO5: Built and Historic Environment Key supporting documents/evidence
6.8.1 Policy PAP7: Heritage Assets maps the Conservation Areas, Scheduled Monuments and Registered Parks and Gardens within the Borough which should be protected and enhanced in line with Policy CP7: Design and Heritage and the NPPF28. 6.8.2 There are also 228 Listed Buildings within the Borough which are also covered by national legislation and for which Policy PAP7 will apply. However, it is not practical to identify each of these buildings on the Policies Map. Instead, these are identified through the Development Management process. 6.8.3 In addition to these nationally designated heritage assets, the Borough contains a number of buildings and other structures that are not formally designated as heritage assets, but that nevertheless contribute to the character of the area. These are identified on the Blackburn with Darwen Local List which will be updated when necessary to ensure a comprehensive record of locally important assets. Policy CP7: Design and Heritage offers protection to both nationally and locally designated heritage assets.
28 Chapter 16, National Planning Policy Framework (2019)
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6.9 Protected – Areas Suitable for Wind
Protection Area Policy 8 (PAP8): Areas Suitable for Wind
1. Areas of the Borough potentially suitable for Wind Energy Development of over 500kw are identified on the Policies Map as ‘Protected – Areas Suitable for Wind’. 2. Wind energy development will be permitted in these areas where it can be clearly demonstrated that: a) Following consultation, the planning impacts identified by any local community that would be affected have been fully addressed; b) The proposal would not cause significant harm, both individually and cumulatively with other developments, to the quality and enjoyment of the landscape and related views; and c) There would be no unacceptable impact on amenity or safety in terms of noise, shadow flicker, vibration, topple distance, air traffic safety, radar and telecommunications or visual dominance. Key Strategic Objective links SO7: Climate Change Key supporting Blackburn with Darwen Wind Energy Site Search (2015) documents/evidence
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6.9.1 Stage 1 of the Blackburn with Darwen Wind Energy report of 2015 is used as a basis for identifying potential areas suitable for wind. Based on an initial site screening process this highlights areas considered to have potential for accommodating either small (100- 500kw), medium (501kw-1.5MW) or large (over 1.5MW) turbines. It comprises constraints mapping (the more significant environmental / planning constraints), residential buffers and wind speed data. 6.9.2 The Policies Maps show areas suitable for medium or large scale wind turbines. The Council will consider further work to identify and update areas suitable for smaller scale turbines (100-500kw) for the next stage of the Local Plan. 6.9.3 For a proposal to be considered acceptable and satisfy the criteria set out in Policy PAP8, it will also need to demonstrate impacts of the proposal on the following: Local Nature Reserves; Biological Heritage Sites; Scheduled Monuments; Listed Buildings; Registered Parks and Gardens; Conservation Areas; surface water features; flood zones; public rights of way; roads; rail, overhead electric lines; underground gas pipelines/electricity cables; countryside areas; green belt land; landfill sites; and aviation facilities. 6.9.4 The planning framework for wind turbine development needs to balance the competing objectives of supporting a shift in the country’s energy mix while protecting the character of our most sensitive upland and rural areas. In addition, it needs to ensure that the direct impact of turbines on people living nearby is adequately managed. Policy PAP8 should help the Council achieve this aim.
6.10 Protected – Safeguarded Land
Protection Area Policy 9 (PAP9): Safeguarded Land
1. Safeguarded Land is identified on the Policies Map as ‘Protected – Safeguarded Land’, which is safeguarded for the purposes of future development, and includes: • Part of the strategic employment land site at Junction 5 M65; • Part of the strategic housing site at North East Blackburn. 2. Planning permission will not be granted for permanent development on Safeguarded Land during the plan period, unless a Local Plan review which proposes the development has commenced or other specific circumstances are justified.
Key Strategic Objective links SO3: Housing Needs SO10: Employment Key supporting documents/evidence Green Belt Assessment (2019)
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6.10.1 The Plan identifies two areas of Safeguarded Land to meet the Borough’s longer-term development needs. Although these sites have been removed from the Green Belt, they are not allocated for development before 2037. This ensures that the revised Green Belt boundary identified by the Plan will endure well beyond 2037. 6.10.2 Policy PAP9: Safeguarded Land ensures that these areas remain able to accommodate development in the longer term, and that their development potential is not compromised by piecemeal change or unacceptable development in advance of this. These areas will only be developed if a clear need is identified, or at a future plan review stage. 6.10.3 The identification of an area of land in this policy does not guarantee that the whole of that area will be deemed suitable for development at some future stage. A future Plan review, or detailed planning application, considering the release of any land identified under this policy will need to undertake a full appraisal of the area suitable for release, and the impact on landscape and other considerations of doing so.
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7 Monitoring and Delivery
7.1.1 To ensure the policies and proposals contained within the Local Plan are effective in delivering the Vision and Objectives, the Council will prepare a monitoring framework consisting of a number of key indicators and targets. This will be informed by the Sustainability Appraisal work and other relevant evidence base studies and will be presented in the next version of the Local Plan. Monitoring of these indicators and targets will then be undertaken on an annual basis and published through the Council’s Authority Monitoring Reports (AMRs). 7.1.2 The AMRs will be used to measure the overall effectiveness of the Local Plan once adopted, as well as recommending any actions required to ensure the delivery of the Plan. The Council will undertake a full or partial update of the Local Plan if our assessment indicates that changes to policy would better support delivery or if our monitoring indicates an amended development strategy would be more effective. A requirement for plan review is now in place every five years at a minimum. 7.1.3 Delivery of infrastructure is critical to the delivery of the strategic objectives of the Local Plan and is a key element of the Balanced Growth Strategy set out in Policy CP1. The Council has prepared a draft Infrastructure Delivery Plan (IDP) (2020) with partners and infrastructure providers, which will be regularly monitored and reviewed. It sets out key infrastructure schemes required to facilitate development and secure delivery of the Local Plan, though infrastructure requirements from development will not be limited to these. 7.1.4 The Council will ensure that the impact of the Local Plan policies and financial contributions on development viability ensure the growth aspirations can be delivered alongside developer contributions to help fund infrastructure improvements, as required by Policy CP9: Infrastructure and Delivery. A Plan Viability Study is currently being prepared to inform the Local Plan which will ensure that the requirements of the plan as a whole will not prejudice the viability of development.
Question 11 Do you have any specific comments to make on the monitoring and delivery aspects of the Consultation Draft Local Plan?
Question 12 Do you have any further comments to make on any aspect of the consultation that you haven’t yet made?
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Appendix A: Key supporting documents
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The following tables detail the key evidence base documents and technical reports that have been prepared to help inform the Consultation Draft Local Plan. • Table 1 details completed reports/documents that cover the whole Borough; • Table 2 details reports still in preparation or planned that cover the whole Borough; • Table 3 details completed reports that relate to specific sites.
Table 1: Key supporting documents – Borough-wide (completed) Title Completion date (TBC) Call for Sites Summary Report (January 2021) Climate Change and Natural Capital Study (January 2021) Ecological Asset Desktop Appraisals (LERN) August 2020 Employment Land Review (BE Group) May 2019 Green Belt Assessment (LUC) December 2019 Gypsy and Traveller Accommodation Assessment (Arc4) July 2019 Gypsy and Traveller Site Selection Methodology (BwD BC) December 2020 Gypsy and Traveller Site Feasibility Studies (GL Hearn) March 2020 Housing and Economic Needs Assessment Study (GL Hearn) December 2018 Infrastructure Delivery Plan (draft) (BwD BC) (December 2020) Integrated Appraisal of Issues and Options (Capita) December 2018 Open Space Audit (interim report) (BwD BC) (December 2020) Plan Viability Study: Baseline report (Keppie Massie) (November 2020) Playing Pitch Strategy: Assessment Report (WYG) (November 2020) Pupil Forecasts (Edge Analytics) October 2020 Pupil Forecasts – LEA Action Plan (BwD BC) (November 2020) Retail and Leisure Study (GL Hearn) July 2019 Site Assessment Methodology (BwD BC) (November 2020) Strategic Flood Risk Assessment: Level 1 (JBA) October 2020 Strategic Landscape Character Appraisal (Cass Associates) June 2020 Sustainability Appraisal: Scoping Report (Aecom) October 2019 Sustainability Appraisal: Interim Report (Aecom) (November 2020) Transport Study: Baseline report (WSP) October 2020 Walking and Cycling Connectivity Study – Darwen (GL Hearn) (November 2020) Walking and Cycling Connectivity Study – North Blackburn (GL Hearn) (November 2020)
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Walking and Cycling Connectivity Study – South east Blackburn (GL Hearn) June 2020 Walking and Cycling Connectivity Study – West Blackburn (GL Hearn) July 2020
Table 2: Key supporting documents – Borough-wide (in-preparation or planned) Title Status Built Sports Facilities Strategy (WYG) Underway Infrastructure Delivery Plan (BwD BC) To complete post Reg18 Open Space Audit (BwD BC) To complete post Reg18 Plan Viability Study (Keppie Massie) To complete post Reg18 Playing Pitch Strategy: Strategy and Action Plan (WYG) Underway Strategic Flood Risk Assessment: Level 2 (JBA) To complete post Reg18 Sustainability Appraisal including HRA (Aecom) To complete post Reg18 Transport Study: Local Highways Network and M65 Corridor (WSP) Underway
Table 3: Key supporting documents – Site specific (completed) (SES – Strategic Employment Site, SHS – Strategic Housing Site) Title Status J5 SES – Capacity Study (GL Hearn) August 2020 J5 SES – Economic and Planning Case (Turley) (November 2020) J5 SES – Transport Study (WSP) (December 2020) NE Blackburn SHS – Development Framework (Cass Associates) May 2020 NE Blackburn SHS – Flood Risk Assessment & Drainage Strategy (Waterco) December 2019 NE Blackburn SHS – Heritage Review (Kathryn Sather & Associates) December 2019 NE Blackburn SHS – Landscape Visual Appraisal (Cass Associates) October 2020 NE Blackburn SHS – Level 2 Utilities Study (UCML) July 2020 NE Blackburn SHS – Phase 1 Geo-environmental Desk Study (Waterco) December 2019 NE Blackburn SHS – Prelim. Ecological Appraisal (Envirotech) December 2019 NE Blackburn SHS – Strategic Link Road Highway Design Statement (Wilde) (November 2020) Queens Park Self Build: Feasibility Study (November 2020)
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Appendix B: Housing Trajectory and the ‘Growth – Housing’ sites
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Housing Trajectory
The graph below outlines the projected housing trajectory over the plan period 2018-2037 of the ‘Growth – Housing’ sites detailed in this appendix and on the Local Plan Policies. Whilst annual projected completions vary against the annual average housing requirement sufficient sites are identified to secure delivery of between 358 and 411 dwellings per annum over the whole plan period. In the short-term the housing programme is more dependent upon the supply of existing commitments and previous plan allocations carried forward into this Plan. The mid-term to long-term is more reliant upon supply from some of the larger Greenfield Growth sites identified (such as the North East Blackburn Strategic Housing Site). The Council will provide further detail on housing delivery of specific sites at the next stage of the Local Plan when the evidence base is finalised and the plan is submitted for examination29.
Local Plan Housing trajectory 1600 1400 1200 1000 800 600 400 200 0 -200
-400 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 2032/33 2033/34 2034/35 2035/36 2036/37
Actual Completions - net new build (excluding LTVs) Projected Completions (includes 10% lapse rate on commitments) Anticipated Windfalls Housing requirement (Preferred Growth Option - upper 411dpa) Housing requirement (Preferred Growth Option - lower 358dpa) Net delivery vs. requirement (cumulative plan period) - lower 358dpa Net delivery vs. requirement (cumulative plan period) - upper 411dpa
29 The Council will publish a Housing Topic Paper in support of the final version of the Local Plan
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List of ‘Growth – Housing’ sites
The table below lists the 66 sites identified on the Policies Maps as ‘Growth – Housing’ sites. The data shown in the table is a selection of information only. For the full details on individual sites please refer to the Policies Maps. A plan of each site is shown following the data table.
Site Site Name WARD Land Type Existing Gross Max. U/C - Estimated delivery (units) Ref Planning Area Yield Units Consent (Ha) unbuilt 2020- 2025- 2030- Beyond ? 25 30 37 the Plan S001 Alaska Street Blackburn Brownfield Yes 1.72 73 73 0 0 0 Housing Site, Central Blackburn S002 Albion Mill, Ewood Brownfield Yes 1.02 49 49 0 0 0 Albion Street, Blackburn S004 Ellison Fold Darwen East Greenfield No 18.82 240 67 150 23 0 Way Phase 2 - 16/14, Darwen S005 Beechwood Blackburn Brownfield Yes 0.49 14 14 0 0 0 Garden Centre, South & Roman Road, Lower Blackburn Darwen S007 Belgrave Mill Darwen Brownfield Yes 1.40 61 61 0 0 0 site, Darwen West S010 Brokenstone Livesey with Mixed Yes 17.41 450 37 150 210 53 Road, Pleasington (outline Blackburn only) S011 Lomond Livesey with Greenfield Yes 1.23 35 35 0 0 0 Gardens (St Pleasington (outline Bede's), only) Blackburn S014 Charles Street Ewood Brownfield Yes 0.42 14 14 0 0 0 Development Site, Blackburn S015 Clarendon Road Little Greenfield Yes 1.83 50 37 13 0 0 East, Blackburn Harwood & (outline Whitebirk only) S017 Land at Darwen Greenfield Yes 9.22 93 93 0 0 0 Cranberry Lane, South Darwen S018 Crossfield Blackburn Greenfield Yes 0.80 2 2 0 0 0 Street, Central Blackburn S020 Salisbury Road Darwen Brownfield Yes 0.32 12 12 0 0 0 (formerly West Greenways), Darwen S025 Feniscliffe Bank Livesey with Mixed Yes 1.29 30 30 0 0 0 Tower Pleasington Rd/Hillcrest Rd, Blackburn
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Site Site Name WARD Land Type Existing Gross Max. U/C - Estimated delivery (units) Ref Planning Area Yield Units Consent (Ha) unbuilt 2020- 2025- 2030- Beyond ? 25 30 37 the Plan S026 Fishmoor Drive Blackburn Greenfield No 5.13 200 97 103 0 0 (Parcel 1) - South East former TGH land, Blackburn S027 Fishmoor Drive Blackburn Brownfield No 1.68 69 67 2 0 0 (Parcel2) - South East former T2000, Blackburn S028 Fishmoor Drive Blackburn Brownfield No 5.14 114 67 47 0 0 (Parcel 3) - South East Roman Road/Newfield School - 16/8, Blackburn S029 Fishmoor Drive Blackburn Greenfield No 10.58 241 0 37 204 0 (Parcel 4) - South & South Site, Lower Blackburn Darwen S031 Gib Lane Phase Livesey with Greenfield Yes 9.85 94 94 0 0 0 A, Blackburn Pleasington S032 Gib Lane Phase Livesey with Greenfield Yes 3.45 5 5 0 0 0 B, Blackburn Pleasington S033 Gib Lane Phase Livesey with Greenfield Yes 11.37 167 112 55 0 0 C, Blackburn Pleasington S034 Gib Lane Phase Livesey with Greenfield Yes 9.09 155 81 74 0 0 D - 16/9, Pleasington Blackburn S035 Gib lane Phase Livesey with Greenfield Yes 8.01 140 18 122 0 0 E - 16/9, Pleasington Blackburn S036 Gib Lane Phase Livesey with Greenfield Yes 6.60 140 0 50 90 0 F - 16/9, Pleasington Blackburn S037 Griffin Blackburn Brownfield No 3.97 141 141 0 0 0 Development Central Site - 16/4, Blackburn S039 Haslingden Rd Blackburn Greenfield No 6.74 300 90 210 0 0 (Fishmoor South East Reservoir) Site - 16/7, Blackburn S042 Bank Hey - Blackburn Greenfield No 41.10 650 67 150 210 223 16/10, South & Blackburn Lower Darwen S043 Hoddlesden West Brownfield No 2.88 80 7 73 0 0 Mill, Pennine Hoddlesden S044 Holden Fold Darwen East Greenfield No 5.38 129 11 45 63 10 (Fmr Darwen Moorland) - Goose House
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Site Site Name WARD Land Type Existing Gross Max. U/C - Estimated delivery (units) Ref Planning Area Yield Units Consent (Ha) unbuilt 2020- 2025- 2030- Beyond ? 25 30 37 the Plan Access - 16/12, Darwen
S045 Holden Fold Darwen East Brownfield No 2.73 66 6 25 35 0 (Fmr Darwen Moorland) - Holden Fold Access - 16/12, Darwen S046 Holden Fold West Greenfield No 9.88 238 20 80 112 26 (Private) - Pennine Roman Road Access - 16/12, Darwen S048 Hollins Grove, Darwen East Brownfield Yes 1.49 50 50 0 0 0 Darwen (outline only) S051 Old Billinge & Greenfield Yes 1.94 55 55 0 0 0 Blackburnians Beardwood Memorial Ground, Lammack Road, Blackburn S055 Tower View, Darwen Brownfield Yes 0.55 17 17 0 0 0 Marsh House South Road, Darwen S056 Ellison Fold Darwen Greenfield No 3.29 80 80 0 0 0 Way Phase 1 - South 16/14, Darwen S057 Milking Lane, Blackburn Brownfield Yes 4.79 80 56 24 0 0 Lower Darwen, South & (outline Blackburn Lower only) Darwen S060 North Billinge & Greenfield Yes 12.45 250 112 125 13 0 Blackburn - Beardwood Phase 1 Land at Yew Tree Drive/Whinney Lane, Blackburn S062 Land West of Billinge & Greenfield Yes 3.99 62 62 0 0 0 Rugby Club - Beardwood 16/2, Blackburn S064 Pole Lane Darwen Greenfield Yes 5.42 114 110 4 0 0 North, Darwen South S065 Pole Lane Darwen Greenfield Yes 6.97 168 110 58 0 0 South, Darwen South
S067 Land off Queen Mill Hill & Brownfield Yes 1.27 68 68 0 0 0 Victoria Street, Moorgate Mill Hill, Blackburn
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Site Site Name WARD Land Type Existing Gross Max. U/C - Estimated delivery (units) Ref Planning Area Yield Units Consent (Ha) unbuilt 2020- 2025- 2030- Beyond ? 25 30 37 the Plan S068 Queen's Park Audley & Mixed No 0.94 20 6 14 0 0 Sites (including Queens Park self-build plots), Blackburn S070 Roe Lee - Phase Roe Lee Greenfield Yes 9.30 151 135 16 0 0 1 North Site, Blackburn S071 Roe Lee - Phase Roe Lee Brownfield Yes 1.17 1 1 0 0 0 2 Farm Site, Blackburn S072 Roe Lee - Phase Roe Lee Brownfield No 0.75 26 6 20 0 0 3 Mill 1 Site - 16/3, Blackburn S074 SAPPI (Phase Livesey with Greenfield Yes 3.32 96 96 0 0 0 1A), Blackburn Pleasington S075 SAPPI (Phase Livesey with Greenfield Yes 5.46 137 7 130 0 -1 1B), Blackburn Pleasington (outline only) S076 SAPPI (Phase Livesey with Brownfield Yes 8.76 219 0 14 205 0 4A) , Blackburn Pleasington (outline only) S077 SAPPI (Phase Livesey with Brownfield Yes 1.97 49 0 0 36 13 4B), Blackburn Pleasington (outline only)
S078 Land off School Blackburn Greenfield Yes 1.17 45 45 0 0 0 Lane, Guide, South East Blackburn S080 Springside West Brownfield Yes 12.25 110 5 100 5 0 Works - 16/18, Pennine (hybrid) Belmont S082 Albert Street, West Greenfield Yes 1.15 14 14 0 0 0 Hoddlesden Pennine S088 Crossfield Blackburn Brownfield Yes 0.68 9 9 0 0 0 Street Former Central Bakery Site, Blackburn S092 Harcourt Wensley Brownfield Yes 0.31 6 6 0 0 0 Road/Cheltenh Fold am Road, Blackburn S093 Laneside, Mill Hill & Brownfield Yes 0.28 16 16 0 0 0 Shorrock Lane, Moorgate Blackburn S094 Mill, Scotland Ewood Brownfield No 0.82 30 0 30 0 0 Bank Terrace , Blackburn S181 Marsh House Darwen Greenfield No 6.66 140 0 0 140 0 Lane, Darwen South S189 Land to East of Roe Lee Greenfield No 1.83 25 0 25 0 0 Rugby Club - 16/2, Blackburn
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Site Site Name WARD Land Type Existing Gross Max. U/C - Estimated delivery (units) Ref Planning Area Yield Units Consent (Ha) unbuilt 2020- 2025- 2030- Beyond ? 25 30 37 the Plan S195 North East Roe Lee Greenfield No 97.52 150 30 300 420 750 Blackburn 0 Strategic Housing Site , Blackburn S196 Land off Little Greenfield No 8.24 165 56 109 0 0 Whalley Old Harwood & Road, Whitebirk Blackburn S198 Site of former Blackburn Brownfield No 0.46 16 16 0 0 0 Longshaw HOP South East Crosby Road, Blackburn S199 Bank Hey View, Ewood Greenfield Yes 0.40 8 8 0 0 0 Heys Lane, Blackburn S200 St Stephen's Little Brownfield Yes 0.56 14 14 0 0 0 Conservative Harwood & Club, Robinson Whitebirk Street, Blackburn S201 Land at Bowen Mill Hill & Brownfield Yes 0.44 24 24 0 0 0 Street, Moorgate Blackburn S202 St Chad's, 216 Roe Lee Brownfield Yes 0.15 6 6 0 0 0 Pleckgate Road, Blackburn S203 Land at Darwen Greenfield Yes 0.40 10 10 0 0 0 Fountain Street, West Darwen S204 Vacant land off West Brownfield Yes 0.60 10 10 0 0 0 Victoria Pennine Buildings, Waterside, Darwen Total 2,647 2,355 1,766 1,074
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Site plans of ‘Growth – Housing’ sites
Site Ref: S001 Site Name: Alaska Street Housing Site, Blackburn
Gross Area (Ha): 1.72
Maximum Yield:
U/C – Units unbuilt: 73
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Site plans of ‘Growth – Housing’ sites
Site Ref: S002 Site Name: Albion Mill, Albion Street Blackburn
Gross Area (Ha): 1.02
Maximum Yield:
U/C – Units unbuilt: 49
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Site plans of ‘Growth – Housing’ sites
Site Ref: S004 Site Name: Ellison Fold Way Phase 2 - 16/14, Darwen
Gross Area (Ha): 18.82
Maximum Yield: 240
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S005 Site Name: Beechwood Garden Centre, Roman Road, Blackburn
Gross Area (Ha): 0.49
Maximum Yield:
U/C – Units unbuilt: 14
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Site plans of ‘Growth – Housing’ sites
Site Ref: S007 Site Name: Belgrave Mill site, Darwen
Gross Area (Ha): 1.40
Maximum Yield: 61
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S010 Site Name: Brokenstone Road, Blackburn
Gross Area (Ha): 17.41
Maximum Yield: 450
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S011 Site Name: Lomond Gardens (St Bede's), Blackburn
Gross Area (Ha): 1.23
Maximum Yield: 35
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S014 Site Name: Charles Street Development Site, Blackburn
Gross Area (Ha): 0.42
Maximum Yield: 14
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S015 Site Name: Clarendon Road East, Blackburn
Gross Area (Ha): 1.83
Maximum Yield: 50
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S017 Site Name: Land at Cranberry Lane, Darwen
Gross Area (Ha): 9.22
Maximum Yield:
U/C – Units unbuilt: 93
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Site plans of ‘Growth – Housing’ sites
Site Ref: S018 Site Name: Crossfield Street, Blackburn
Gross Area (Ha): 0.80
Maximum Yield:
U/C – Units unbuilt: 2
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Site plans of ‘Growth – Housing’ sites
Site Ref: S020 Site Name: Salisbury Road (formerly Greenways), Darwen
Gross Area (Ha): 0.32
Maximum Yield: 12
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S025 Site Name: Feniscliffe Bank Tower Rd/Hillcrest Rd, Blackburn
Gross Area (Ha): 1.29
Maximum Yield: 30
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S026 Site Name: Fishmoor Drive (Parcel 1) - former TGH land, Blackburn
Gross Area (Ha): 5.13
Maximum Yield: 200
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S027 Site Name: Fishmoor Drive (Parcel2) - former T2000, Blackburn
Gross Area (Ha): 1.68
Maximum Yield: 69
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S028 Site Name: Fishmoor Drive (Parcel 3) - Roman Road/Newfield School - 16/8, Blackburn
Gross Area (Ha): 5.14
Maximum Yield: 114
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S029 Site Name: Fishmoor Drive (Parcel 4) - South Site, Blackburn
Gross Area (Ha): 10.58
Maximum Yield: 241
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S031 Site Name: Gib Lane Phase A, Blackburn
Gross Area (Ha): 9.85
Maximum Yield:
U/C – Units unbuilt: 94
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Site plans of ‘Growth – Housing’ sites
Site Ref: S032 Site Name: Gib Lane Phase B, Blackburn
Gross Area (Ha): 3.45
Maximum Yield:
U/C – Units unbuilt: 5
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Site plans of ‘Growth – Housing’ sites
Site Ref: S033 Site Name: Gib Lane Phase C, Blackburn
Gross Area (Ha): 11.37
Maximum Yield:
U/C – Units unbuilt: 167
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Site plans of ‘Growth – Housing’ sites
Site Ref: S034 Site Name: Gib Lane Phase D - 16/9, Blackburn
Gross Area (Ha): 9.90
Maximum Yield: 155
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S035 Site Name: Gib lane Phase E - 16/9, Blackburn
Gross Area (Ha): 8.01
Maximum Yield: 140
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S036 Site Name: Gib Lane Phase F - 16/9, Blackburn
Gross Area (Ha): 6.60
Maximum Yield: 140
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S037 Site Name: Griffin Development Site - 16/4, Blackburn
Gross Area (Ha): 3.97
Maximum Yield: 141
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S039 Site Name: Haslingden Rd (Fishmoor Reservoir) Site - 16/7, Blackburn
Gross Area (Ha): 6.74
Maximum Yield: 300
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S042 Site Name: Bank Hey - 16/10, Blackburn
Gross Area (Ha): 41.10
Maximum Yield: 650
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S043 Site Name: Hoddlesden Mill, Hoddlesden
Gross Area (Ha): 2.88
Maximum Yield: 80
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S044 Site Name: Holden Fold (Fmr Darwen Moorland) - Goose House Access - 16/12, Darwen
Gross Area (Ha): 5.38
Maximum Yield: 129
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S045 Site Name: Holden Fold (Fmr Darwen Moorland) - Holden Fold Access - 16/12, Darwen
Gross Area (Ha): 2.73
Maximum Yield: 66
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S046 Site Name: Holden Fold (Private) - Roman Road Access - 16/12, Darwen
Gross Area (Ha): 9.88
Maximum Yield: 238
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S048 Site Name: Hollins Grove, Darwen
Gross Area (Ha): 1.49
Maximum Yield: 50
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S051 Site Name: Old Blackburnians Memorial Ground, Lammack Road, Blackburn
Gross Area (Ha): 2.20
Maximum Yield:
U/C – Units unbuilt: 55
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Site plans of ‘Growth – Housing’ sites
Site Ref: S055 Site Name: Tower View, Marsh House Road, Darwen
Gross Area (Ha): 0.55
Maximum Yield: 17
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S056 Site Name: Ellison Fold Way Phase 1 - 16/14, Darwen
Gross Area (Ha): 3.29
Maximum Yield: 80
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S057 Site Name: Milking Lane, Lower Darwen, Blackburn
Gross Area (Ha): 4.79
Maximum Yield: 80
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S060 Site Name: North Blackburn - Phase 1 Land at Yew Tree Drive/Whinney Lane, Blackburn
Gross Area (Ha): 12.45
Maximum Yield:
U/C – Units unbuilt: 250
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Site plans of ‘Growth – Housing’ sites
Site Ref: S062 Site Name: Land West of Rugby Club - 16/2, Blackburn
Gross Area (Ha): 3.99
Maximum Yield: 62
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S064 Site Name: Pole Lane North, Darwen
Gross Area (Ha): 5.42
Maximum Yield:
U/C – Units unbuilt: 114
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Site plans of ‘Growth – Housing’ sites
Site Ref: S065 Site Name: Pole Lane South, Darwen
Gross Area (Ha): 6.97
Maximum Yield: 168
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S067 Site Name: Land off Queen Victoria Street, Mill Hill, Blackburn
Gross Area (Ha): 1.77
Maximum Yield:
U/C – Units unbuilt: 68
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Site plans of ‘Growth – Housing’ sites
Site Ref: S068 Site Name: Queen's Park Sites, Blackburn
Gross Area (Ha): 0.94
Maximum Yield: 20
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S070 Site Name: Roe Lee - Phase 1 North Site, Blackburn
Gross Area (Ha): 9.25
Maximum Yield:
U/C – Units unbuilt: 151
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S071 Site Name: Roe Lee - Phase 2 Farm Site, Blackburn
Gross Area (Ha): 1.17
Maximum Yield:
U/C – Units unbuilt: 1
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S072 Site Name: Roe Lee - Phase 3 Mill 1 Site - 16/3, Blackburn
Gross Area (Ha): 0.75
Maximum Yield: 26
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S074 Site Name: SAPPI (Phase 1A), Blackburn
Gross Area (Ha): 3.32
Maximum Yield: 96
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S075 Site Name: SAPPI (Phase 1B), Blackburn
Gross Area (Ha): 5.46
Maximum Yield: 137
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S076 Site Name: SAPPI (Phase 4A) , Blackburn
Gross Area (Ha): 8.76
Maximum Yield: 219
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S077 Site Name: SAPPI (Phase 4B), Blackburn
Gross Area (Ha): 1.97
Maximum Yield: 49
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S078 Site Name: Land off School Lane, Guide, Blackburn
Gross Area (Ha): 1.17
Maximum Yield:
U/C – Units unbuilt: 45
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Site plans of ‘Growth – Housing’ sites
Site Ref: S080 Site Name: Springside Works - 16/18, Belmont
Gross Area (Ha): 12.25
Maximum Yield: 110
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S082 Site Name: Albert Street, Hoddlesden, Darwen
Gross Area (Ha): 1.15
Maximum Yield: 14
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S088 Site Name: Crossfield Street Former Bakery Site, Blackburn
Gross Area (Ha): 0.68
Maximum Yield:
U/C – Units unbuilt: 9
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S092 Site Name: Harcourt Road/Cheltenham Road, Blackburn
Gross Area (Ha): 0.31
Maximum Yield: 6
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S093 Site Name: Laneside, Shorrock Lane, Blackburn
Gross Area (Ha): 0.28
Maximum Yield: 16
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S094 Site Name: Mill, Scotland Bank Terrace , Blackburn
Gross Area (Ha): 0.82
Maximum Yield: 30
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S181 Site Name: Marsh House Lane, Darwen
Gross Area (Ha): 6.66
Maximum Yield: 140
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S189 Site Name: Land to East of Rugby Club - 16/2, Blackburn
Gross Area (Ha): 1.83
Maximum Yield: 25
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S195 Site Name: North East Blackburn Strategic Housing Site , Blackburn
Gross Area (Ha): 97.52
Maximum Yield: 1500
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S196 Site Name: Land off Whalley Old Road, Blackburn
Gross Area (Ha): 8.24
Maximum Yield: 165
U/C – Units unbuilt:
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S198 Site Name: Site of former Longshaw HOP Crosby Road, Blackburn
Gross Area (Ha): 0.46
Maximum Yield: 16
U/C – Units unbuilt:
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Site plans of ‘Growth – Housing’ sites
Site Ref: S199 Site Name: Bank Hey View, Heys Lane, Blackburn
Gross Area (Ha): 0.40
Maximum Yield:
U/C – Units unbuilt: 8
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Site plans of ‘Growth – Housing’ sites
Site Ref: S200 Site Name: St Stephen's Conservative Club, Robinson Street, Blackburn
Gross Area (Ha): 0.56
Maximum Yield:
U/C – Units unbuilt: 14
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S201 Site Name: Land at Bowen Street, Blackburn
Gross Area (Ha): 0.44
Maximum Yield:
U/C – Units unbuilt: 24
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Site plans of ‘Growth – Housing’ sites
Site Ref: S202 Site Name: St Chad's, 216 Pleckgate Road, Blackburn
Gross Area (Ha): 0.15
Maximum Yield:
U/C – Units unbuilt: 6
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Housing’ sites
Site Ref: S203 Site Name: Land at Fountain Street, Darwen
Gross Area (Ha): 0.40
Maximum Yield:
U/C – Units unbuilt: 10
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Site plans of ‘Growth – Housing’ sites
Site Ref: S204 Site Name: Vacant land off Victoria Buildings, Waterside, Darwen
Gross Area (Ha): 0.60
Maximum Yield:
U/C – Units unbuilt: 10
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Appendix C: ‘Growth – Employment’ sites
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List of ‘Growth – Employment’ sites
The table below lists the 22 sites identified on the Policies Maps as ‘Growth – Employment’ sites. The data shown in the table is a selection of information only. For the full details on individual sites please refer to the Policies Maps. A plan of each site is shown following the data table.
Site Site Name WARD Land Type Existing Gross Net Indicative B/E(g) Use Ref Planning Area Dev. Plot Ratio Class - Max. Consent? (Ha) Area Yield (m2)
S047 Hollins Mill, Darwen Darwen East Brownfield No 10.05 75% 50% 37,688
S145 Guide Link Road Site Blackburn Greenfield No 7.28 75% 50% 27,300 (East), Blackburn South East
S149 Carl Fogarty Way Little Brownfield No 5.78 75% 50% 21,675 (Furthergate), Harwood & Blackburn Whitebirk S151 Suez - proposed new West Pennine Brownfield Yes 7.41 0 Energy from Waste Centre , Darwen S158 Balle Street Mill, Darwen South Brownfield Yes 0.81 3,400 Darwen S159 Dock Street, Higher Blackburn Brownfield No 0.47 75% 50% 1,763 Eanam, Blackburn Central
S160 Plot 5, Connect 4, West Pennine Greenfield Yes 0.65 1,424 Chancel Way, Lower Darwen S162 Hollins Grove Site - Darwen East Brownfield No 1.38 75% 50% 5,175 Employment Parcel, Darwen S167 Evolution Park Blackburn Greenfield No 3.91 18,000 (Medipark), South East Shadsworth Road, Blackburn S168 Plot C, Shadsworth Blackburn Greenfield No 1.72 75% 50% 6,450 Business Park, South East Blackburn S169 Waterside, Haslingden Blackburn Greenfield Yes 4.64 11,495 Road (Euro Garages), South East Blackburn S170 Premier Way, Walker Blackburn Greenfield No 2.52 75% 50% 9,450 Park, Blackburn South East S172 Chapels Park South, Darwen East Greenfield No 1.97 75% 50% 7,388 Darwen
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Site Site Name WARD Land Type Existing Gross Net Indicative B/E(g) Use Ref Planning Area Dev. Plot Ratio Class - Max. Consent? (Ha) Area Yield (m2)
S176 Sappi Site, Star Drive, Livesey with Brownfield No 3.10 25% 50% 3,875 off Preston Old Road, Pleasington Blackburn S179 Junction 5 Strategic West Pennine Greenfield No 22.02 75% 50% 70,000 Employment Site, Blackburn S180 Mill Bank Business Park Blackburn Brownfield No 4.64 75% 50% 17,400 (Greenbank Terrace), South & Lower Darwen Lower Darwen S205 Commercial Road, Darwen East Brownfield Yes 0.47 1,706 Darwen S206 Bus Depot, Manner Blackburn Brownfield Yes 0.53 2,356 Sutton Street, Central Blackburn S207 Land at junction of Little Brownfield Yes 0.36 1,332 Gladstone Street and Harwood & Gorse Street, Whitebirk Blackburn S208 Former Newman's Blackburn Brownfield Yes 1.10 2,142 Shoes Factory, Garden Central Street, Blackburn S209 Old Fire Station, Blackburn Brownfield Yes 0.53 1,146 Canterbury Street, Central Blackburn Total 81ha 251,164m2
Note: The new employment site at J6 of the M65: Frontier Park contributes an element of employment land supply for Blackburn with Darwen, an agreement made during the last Local Plan adoption process with Hyndburn Borough Council. This site is not identified on the Policies Maps as it is located outside the Borough boundary, however details are provided below in terms of the anticipated remaining supply of land contributing to land requirements in Blackburn with Darwen.
Site Site Name WARD Land Type Existing Gross Net Indicative B/E(g) Use Ref Planning Area Dev. Plot Ratio Class - Max. Consent? (Ha) Area Yield (m2) S173 Frontier Park Rishton Greenfield Yes 3.67 75% 50% 13,763 (Whitebirk Strategic (Hyndburn Site), Hyndburn Borough Council)
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Site plans of ‘Growth – Employment’ sites
Site Ref: S047 Site Name: Hollins Mill, Darwen
Gross Area (Ha): 10.05
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 37,688
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Site plans of ‘Growth – Employment’ sites
Site Ref: S145 Site Name: Guide Link Road Site (East), Blackburn
Gross Area (Ha): 7.28
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 27,300
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S149 Site Name: Carl Fogarty Way (Furthergate), Blackburn
Gross Area (Ha): 5.78
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 21,675
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Site plans of ‘Growth – Employment’ sites
Site Ref: S151 Site Name: Suez - proposed new Energy from Waste Centre , Darwen
Gross Area (Ha): 7.41
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 0
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Site plans of ‘Growth – Employment’ sites
Site Ref: S158 Site Name: Balle Street Mill, Darwen
Gross Area (Ha): 0.81
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 3,400
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Site plans of ‘Growth – Employment’ sites
Site Ref: S159 Site Name: Dock Street, Higher Eanam, Blackburn
Gross Area (Ha): 0.47
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 1,763
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S160 Site Name: Plot 5, Connect 4, Chancel Way, Lower Darwen
Gross Area (Ha): 0.65
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 1,424
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S162 Site Name: Hollins Grove Site - Employment Parcel, Darwen
Gross Area (Ha): 1.38
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 5,175
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S167 Site Name: Evolution Park (Medipark), Shadsworth Road, Blackburn
Gross Area (Ha): 3.91
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 18,000
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Site plans of ‘Growth – Employment’ sites
Site Ref: S168 Site Name: Plot C, Shadsworth Business Park, Blackburn
Gross Area (Ha): 1.72
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 6,450
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S169 Site Name: Waterside, Haslingden Road (Euro Garages), Blackburn
Gross Area (Ha): 4.64
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 11,495
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S170 Site Name: Premier Way, Walker Park, Blackburn
Gross Area (Ha): 2.52
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 9,450
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Site plans of ‘Growth – Employment’ sites
Site Ref: S172 Site Name: Chapels Park South, Darwen
Gross Area (Ha): 1.97
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 7,388
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Site plans of ‘Growth – Employment’ sites
Site Ref: S176 Site Name: Sappi Site, Star Drive, off Preston Old Road, Blackburn
Gross Area (Ha): 3.10
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 3,875
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Site plans of ‘Growth – Employment’ sites
Site Ref: S179 Site Name: Junction 5 Strategic Employment Site, Blackburn
Gross Area (Ha): 22.02
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 70,000
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S180 Site Name: Mill Bank Business Park (Greenbank Terrace), Lower Darwen
Gross Area (Ha): 4.64
Existing Planning Consent? No
B/E(g) Use Class – Max Yield (m2): 17,400
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Employment’ sites
Site Ref: S205 Site Name: Commercial Road, Darwen
Gross Area (Ha): 0.47
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 1,706
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Site plans of ‘Growth – Employment’ sites
Site Ref: S206 Site Name: Bus Depot, Manner Sutton Street, Blackburn
Gross Area (Ha): 0.53
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 2,356
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Site plans of ‘Growth – Employment’ sites
Site Ref: S207 Site Name: Land at junction of Gladstone Street and Gorse Street, Blackburn
Gross Area (Ha): 0.36
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 1,332
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Site plans of ‘Growth – Employment’ sites
Site Ref: S208 Site Name: Former Newman's Shoes Factory, Garden Street, Blackburn
Gross Area (Ha): 1.10
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 2,142
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Site plans of ‘Growth – Employment’ sites
Site Ref: S209 Site Name: Old Fire Station, Canterbury Street, Blackburn
Gross Area (Ha): 0.53
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 1,146
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Site plans of ‘Growth – Employment’ sites
Site Ref: S173 Site Name: Frontier Park (Whitebirk Strategic Site), Hyndburn
Gross Area (Ha): 3.67 (residual BwD area)
Existing Planning Consent? Yes
B/E(g) Use Class – Max Yield (m2): 13,763
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Appendix D: ‘Growth – Mixed Use’ sites
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List of ‘Growth – Mixed Use’ sites
The table below lists the 7 sites identified on the Policies Maps as ‘Growth – Mixed Use’ sites. The data shown in the table is a selection of information only. For the full details on individual sites please refer to the Policies Maps. A plan of each site is shown following the data table.
Site Site Name WARD Land Type Use Gross Net Dev. Indicative Resi. B/E/F Ref Class Area Area Plot Ratio Max. Use Option (Ha) Yield Class – (m2) Max Yield (m2)
S008 Guide Link Road Blackburn Greenfield B, C3, 4.27 75% 50% 112 16,013 Site (West) South East E(g) (Mixed Use) - 16/8, Blackburn S091 Fmr East Lancs Bastwell & Brownfield B, E(d- 1.53 75% 50% 5,738 Coach Builders, Daisyfield g) F1, Whalley New F2 Road, Blackburn S096 Site of Lark Hill Blackburn Mixed B, C, E, 0.49 75% 50% 13 1,838 Health Centre, Central F Barbara Castle Way, Blackburn S197 Whinney Blackburn Greenfield B, C, E, 0.51 0.75 50% 13 1,913 Heights, South East F Haslingden Road, Blackburn S210 Former Blackburn Brownfield C, E, F 2.96 0.75 50% 133 11,100 Thwaites Site, Central Starkie Street, Blackburn, Blackburn S211 Former Markets Blackburn Brownfield E, F 1.57 75% 50% 5,888 Site, Penny Central Street, Blackburn, Blackburn S212 Ewood Mixed Ewood Brownfield B, E, F 11.19 0.1 0.5 5,595 Use Site, Blackburn, Blackburn
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Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S008 Site Name: Guide Link Road Site (West) (Mixed Use) - 16/8, Blackburn
Gross Area (Ha): 4.27
Use Class B, C3, E(g)
Resi. Max 112
B/E/F Use Class – Max Yield (m2) 16,013
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Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S091 Site Name: Fmr East Lancs Coach Builders, Whalley New Road, Blackburn
Gross Area (Ha): 1.53
Use Class B, E(d-g) F1, F2
Resi. Max
B/E/F Use Class – Max Yield (m2) 5,738
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S096 Site Name: Site of Lark Hill Health Centre, Barbara Castle Way, Blackburn
Gross Area (Ha): 0.49
Use Class B, C, E, F
Resi. Max 13
B/E/F Use Class – Max Yield (m2) 1,838
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Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S197 Site Name: Whinney Heights, Haslingden Road, Blackburn
Gross Area (Ha): 0.51
Use Class B, C, E, F
Resi. Max 13
B/E/F Use Class – Max Yield (m2) 1,913
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Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S210 Site Name: Former Thwaites Site, Starkie Street, Blackburn, Blackburn
Gross Area (Ha): 2.96
Use Class C, E, F
Resi. Max 133
B/E/F Use Class – Max Yield (m2) 11,100
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Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S211 Site Name: Former Markets Site, Penny Street, Blackburn, Blackburn
Gross Area (Ha): 1.57
Use Class E, F
Resi. Max
B/E/F Use Class – Max Yield (m2) 5,888
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Site plans of ‘Growth – Mixed Use’ sites
Site Ref: S212 Site Name: Ewood Mixed Use Site, Blackburn, Blackburn
Gross Area (Ha): 11.19
Use Class B, E, F
Resi. Max
B/E/F Use Class – Max Yield (m2) 5,595
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Appendix E: ‘Growth – Gypsy and Traveller’ sites
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Blackburn with Darwen Local Plan 2018-2037 Consultation Draft January 2021
List of ‘Growth – Gypsy and Traveller’ sites
The table below lists the 2 sites identified on the Policies Maps as ‘Growth – Gypsy and Traveller’ sites. The data shown in the table is a selection of information only. For the full details on individual sites please refer to the Policies Maps. A plan of each site is shown following the data table.
Site Site Name WARD Land Type Gross Net Pitch Type Max. Ref Area Dev. Yield (Ha) Area (pitches)
S213 George Street West, Blackburn Brownfield 0.32 75% Permanent 5 Blackburn Central S215 Land adjacent to Intack Little Harwood Brownfield 0.73 75% Transit 5 Bus Depot, Accrington & Whitebirk Rd, Blackburn
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Site plans of ‘Growth – Gypsy and Traveller’ sites
Site Ref: S213 Site Name: George Street West, Blackburn
Gross Area (Ha): 0.32
Pitch Type Permanent
Max Yield (Pitches) 5
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Site plans of ‘Growth – Gypsy and Traveller’ sites
Site Ref: S215 Site Name: Land adjacent to Intack Bus Depot, Accrington Rd, Blackburn
Gross Area (Ha): 0.73
Pitch Type Transit
Max Yield (Pitches) 5
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